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Home My WebLink About01 - General Plan Update Land Use RecommendationsCITY OF NEWPORT BEACH PLANNING COMMISSION /CITY COUNCIL STAFF REPORT Agenda Item No. 1 August 16, 2005 TO: CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: City Manager's Office Sharon Wood, Assistant. City Manager 949 - 644 -3222, swood @city.newport- beach.ca.us SUBJECT: Review of General Plan Update Land Use Recommendations and Selection of Preferred Land Use Plan /Project Description for Environmental Impact Report ISSUE: What is the "Preferred Land Use Plan" that the Planning Commission and City Council wish to be used as the project description to be analyzed in the Environmental Impact Report (EIR) for the General Plan update? RECOMMENDATION: Review recommendations from the General Plan Advisory Committee (GPAC) and the staff /consultant team, and recommend /approve a project description for use in preparing the EIR. DISCUSSION: The land use alternatives prepared by GPAC, with some modifications by the Planning Commission and City Council, have been analyzed using the traffic and fiscal impact models, and reviewed by the public at a workshop conducted on June 25, 2005. Using all of the information and input collected through the Visioning and General Plan update processes, the GPAC has made recommendations on a preferred land use plan to the Commission and Council. It is now time for the Planning Commission to recommend, and the City Council to approve, a land use plan that will be used in preparation of the EIR on the updated General Plan. Review of General Plan Land Use Recommendations August 16, 2005 Page 2 Purpose of the Preferred Land Use Plan /Project Description It is important to understand that the land use plan to be selected over the course of the meetings of August 16 and 30 is only for the purpose of preparing the EIR. This is not a final decision on the General Plan Land Use Element, and the land use plan selected now could very well change as a result of the EIR's findings and additional public input before the Commission and Council take action on the proposed General Plan. The limited use of the preferred land use plan at this time should not diminish the importance of the recommendation and decision, though. It is important that the project analyzed in the EIR be close to what the Commission and Council would consider recommending and adopting at the end of the process, so that the EIR's analysis will be meaningful. However, staff recommends that the EIR project description include some flexibility for future changes. It is possible to approve a project that is less intense than that analyzed in an EIR, but approving a more intense project can be problematic. Therefore, it is better to err on the high side at this point, even if you would not be inclined to approve that level of development at the end of the process. Focus of Preferred Land Use Plan Discussion The attached report on GPAC's Land Use Recommendations includes recommendations on vision, uses and development capacity, and some policy discussion for each sub area. The most important things for the Commission and Council to focus on at this point are the land use and development capacity recommendations, as they are needed to begin the EIR technical studies. We have included vision statements and some preliminary policy discussion to assist the GPAC, Commission and Council in understanding the thinking behind, the implications of, and some clarifications or qualifications of the recommendations. These statements are not proposed as General Plan policy statements; those will be developed as the next step in the update process and brought to the GPAC, Commission and Council for review. If the Commission and Council have comments on these statements now, we will note them and use them as we get further into policy development, but we do not need these comments yet. Information Provided There are several attachments to this report: 1. General Plan Advisory Committee Land Use Recommendations Narrative report with a section for each sub area selected for special study, including description, map of existing land use, recommendations on vision, uses and development capacity, policy discussion and basis for recommendations. GPAC and staff /consultants also considered land use adjustments in various Review of General Plan Land Use Recommendations August 16, 2005 Page 3 other parts of the City. Discussion and recommendations on these other land use areas will be sent separately on August 10. 2. GPAC Recommendation Daily Trip Generation Comparison to Existing Genera/ Plan Table showing, for each sub area and other land use areas, daily trips generated with buildout of the existing General Plan and buildout of the GPAC recommendation, as well as the change in number and percent. GPAC's recommended land use plan results in a decrease of 3.55% from the existing General Plan. 3. Comparison Tables Spreadsheets for each sub area showing quantities of each land use for the following. • Existing land use • Existing General Plan buildout and growth above existing use • GPAC alternatives and recommendation buildout • GPAC alternatives and recommendation growth from existing use • GPAC alternatives and recommendation deviation from existing General Plan These quantities were used to calculate trip generation numbers to be used in the traffic model, and therefore include entire traffic analysis zones (TAZs), which are not always coterminous with the sub areas. (Maps showing the TAZ boundaries are included with the tables.) In some cases, this results in land use quantities being shown for a larger area than the sub area that was studied. The most obvious example of this situation is Mariner's Mile, where the TAZ includes Newport Heights and Cliff Haven and the several hundred residential units in those areas. Sections 4 and 5 of the spreadsheets, showing growth from existing use and deviation from existing General Plan, are the sections that best show the land use changes being considered, because no changes are recommended outside the study sub areas. 4. Economic Development Committee Recommendations The work program for the General Plan update includes development of an economic development strategic plan, and the Economic Development Committee (EDC) is the advisory committee with responsibility for that effort. Because of this element, EDC has reviewed the market studies and fiscal impact reports prepared for the update, and is making land use recommendations. EDC Review of General Plan Land Use Recommendations August 16, 2005 Page 4 was not able to complete their recommendations for the meeting of August 16, but their recommendations on five areas are attached. The remaining five areas will be discussed at their meeting of August 17, and provided to the Commission and Council for the August 30 meetings. Environmental Review: This action is the selection of a land use plan that will be the project description for an EIR on the updated General Plan. No environmental review is required for this action. Public Notice: A display advertisement was published in the Daily Pilot for the meeting of August 16, and another will be published prior to the meeting of August 30. Both meetings also have been announced on the General Plan update website. Submitted by: A �'WwtL Sharon Wood Assistant City Manager C I T Y OF N E W P O R T B E A C H G E N E R A L P L A N GENERAL PLAN ADVISORY COMMITTEE LAND USE RECOMMENDATIONS FOR PLANNING COMMISSSION & CITY COUNCIL CONSIDERATION CITY OF NEWPORT BEACH EIP In association with URBAN CROSSROADS ■ APPLIED DEVELOPMENT ECONOMICS 5 TABLE OF CONTENTS Introduction West Newport Highway Banning Ranch West Newport Industrial 1 3 7 12 Old Newport Boulevard 16 Balboa Peninsula (Lido Village, Cannery Village, and McFadden Square) 19 Balboa Village 25 Mariners' Mile 29 Newport Center /Fashion Island 34 Corona del Mar 38 John Wayne Airport Area 41 I INTRODUCTION Two meetings are scheduled for the City Council and Planning Commission to provide direction regarding preferred land uses for the updated City of Newport Beach General Plan. This document provides the framework for the Council's and Commission's deliberations and recommendations. Unlike prior discussion papers, in which the study areas were presented alphabetically, they have been organized sequentially from west to east to enable the Council and Commission to consider the relationships among adjacent areas. For each planning sub -area, this paper presents ■ Background information regarding existing conditions and issues; ■ GPAC recommended vision, land uses, and development capacity (density), and stafflconsultant recommendations, where they are different; ■ Key policies that will be expanded in subsequent drafts of the updated Plan; and ■ Bases for recommendations. The GPAC and stafflconsultant recommendations considered the benchmark documents prepared for the General Plan Update including the Community Directions for the Future developed during the General Plan Update Visioning Process, the Guiding Principles and Land Use Alternatives formulated by the GPAC with modifications to reflect Planning Commission and City Council input, and the Land Use Alternatives Traffic, Fiscal, and Environmental Impact Analyses prepared by the consultant. Additionally, the recommendations were influenced by the public input received at the June 25 Land Use Alternatives Public Workshop. Finally, the staff and consultant recommendations to GPAC considered the goals of property owners with whom we have met, as well as our professional judgment. In framing the recommendations, it is acknowledged that the City of Newport Beach will continue to experience some population and employment growth, though it is almost fully developed with few remaining vacant lands. The challenge is to accommodate the incremental growth in a manner that is consistent with, complements, and does not incur undue impacts on the qualities that uniquely distinguish the City. Important among the staffs and consultant's considerations for the recommended land use alternatives are the following goals: • Traffic impacts -- reduction of citywide traffic volumes below those that would result from continued implementation of the existing adopted General Plan. • Fiscal impacts — attainment of a net fiscal benefit (citywide revenues exceed costs), while providing jobs and services for residents. • Environmental impacts — minimization of impacts on public services, infrastructure, natural resources, and scenic quality. • Community character — maintenance of the character of the City's distinct neighborhoods and commercial and business districts. • Community viability— assurance of the economic viability of the City's uses through improvement of underperforming and incompatible mixes of land uses and reinforcement of key business sectors that support the vision for the role and character of Newport Beach. GPAC LAND USE RECOMMENDATIONS 1 0 Inherently, it is recognized that it is impossible to optimize each of the goals in each of the sub -areas and trade -offs among these may be necessary. For example, the maintenance of a pedestrian - oriented "village" character for Corona del Mar, where the objective normally would be to slow traffic, may conflict with intentions for efficient traffic flows on Coast Highway. As a result, in selecting the recommendations, it was necessary to prioritize the most important goal, or goals, for each planning sub -area in consideration of the choices and trade -offs that may be required. Land use recommendations and a discussion of related policy implications are graphically presented in a gray highlighted box to facilitate your review. The bases for the recommendations are presented thereafter, including public input from the Visioning and Land Use Alternatives Workshops. GPAC LAND USE RECOMMENDATIONS 2 WEST NEWPORT HIGHWAY Description West Newport Coast Highway Corridor is located along Coast Highway, which runs northwest to southeast, from Summit Street to just past 60th Street. This is a mixed commercial and residential area, with the former serving the Newport Shores residential neighborhood closest to Banning Ranch, the West Newport Residential neighborhood south of Coast Highway, and beach visitors. The Corridor consists of commercial uses along the north side of Coast Highway, at about one block in depth on average. Residential uses are interspersed between commercial uses, with approximately half of those being multi - family residential and half being mobile homes. A portion of the mobile homes are situated along Semeniuk Slough and the Army Corps restored wetlands, while a number of the single - family homes outside the area are also located along the Slough. A mobile home park containing older units, many of which appear to be poorly maintained, is located on the westernmost parcels and a portion of the tidelands. This site serves as the "entry" to the City and as a portal to the proposed Orange County River Park The Corridor "commercial strip" serves residential neighborhoods as well as beach visitors. Primary commercial uses include community- related retail such as a dry cleaners, liquor store, deli, and grocery. A few motels are interspersed among the commercial uses. There are also a number of dine -in, family -style restaurants, as well as a handful of fast -food establishments. Many of the commercial structures appear to have been built in the 1960's to 1980's although some hotels have been recently upgraded. The area's overall appearance, in terms of architecture and maintenance, is not attractive and few commercial buildings have undergone the same upgrades as adjoining residences. The commercial area is mostly highway- oriented, with parking lots fronting many of the commercial uses. Many of these parking lots are of substandard size and configuration due to past widening of West Coast Highway. This area is governed by an adopted Specific Plan, which was intended to promote its orderly development and provide service commercial uses for nearby residences. Recommendations Vision A corridor that includes a gateway to the community with amenities that support the Orange County River Park, as well as commercial clusters that serve local residents and coastal visitors at key intersections, interspersed with compatible residential development. Uses (refer to Figure 1) • Designate the westernmost parcel, occupied by the trailer park, for open space and, as -an alternative use, for multi - family housing. If and when funding is available, portions of the site should be used as a staging area for Orange County River Park with parking, park- related uses, and an underpass to the ocean. • Establish clusters of retail, restaurant, and hotel uses near the intersections of Orange and Prospect Avenues and encourage the redevelopment of intervening parcels for housing (duplexes or town homes). G P A C LAND U S E R E C O M M E N D A T I O N S 3 Z) ZZ J CD �gc 0 m c i m Y r d "> ,> 0 O 6 .; O Z m w m o 1 E r ■ Commercial uses should include a mix of convenience retail serving adjoining residents and, near Prospect Avenue, visitor - serving uses ■ Residential parcels zoned as "R -2" on the coastal side of Coast Highway will be re- designated to accommodate a single family dwelling with an accessory second unit by right, which shall be limited in size to be consistent with the "small beach rental" character. Development Capacity • Retail: 1.0 FAR to a maximum addition of 24,000 square feet, or 10,000 square feet above the existing General Plan. (Original staff /consultant recommendation was a maximum of 19,492 square feet above existing General Plan.) • Housing: 18 — 22 units per acre, except for affordable units, where a bonus density may be provided, pursuant to State law. ■ Re- designate Area D, south of Coast Highway, from duplex to single family residential Policy Discussion • Promote the clustering of retail and hotel uses by the aggregation of individual parcels into larger development sites through incentives such as density bonuses or comparable techniques. • Design guidelines should be considered to guide development in the corridor to improve its visual and physical quality. • Implement streetscape improvements to enhance the area's character and image as a gateway to Newport Beach and develop a stronger pedestrian environment. Basis for Recommendations 1. The Visioning Process found that the Coast Highway Corridor is among those that require revitalization. To this end, the City may be proactive in creating a vision for its improvement that would help to guide future private development. 2. The clustering of commercial uses would enhance their economic vitality and improve the appearance of the area. Depending on the scale, aggregation of individually owned parcels could provide for more efficient building footprints and parking. Generally, this approach received support in the Public Workshop (in excess of 50% indicated moderate to strong agreement). Improvement of the quality of commercial development on the Highway would enhance property values of adjoining residential neighborhoods, as well as provide revenue to off -set the costs associated with maintaining the City's affordable housing. 3. Alternatives providing for the redevelopment of existing commercial parcels for housing would remove a number of uses that serve the surrounding community, including restaurants, and coastal visitors. Public Workshop input opposed their conversion (65% indicated moderate to strong disapproval) and the Coastal Act prioritizes the development of uses that support coastal visitors. 4. While mixed -use development (defined as the integration of housing in buildings above ground level retail was supported in the Public Workshop (61% indicating moderate to strong G P A C L A N D U S E R E C O M M E N D A T I O N S 5 1 o)- agreement), the area's two -story height restriction, also supported in the Public Workshop, would preclude such development (minimum of 3 stories required for a financially viable project). 5. Redevelopment of the westernmost parcel occupied by the trailer park was strongly supported in the Public Workshop (78.3% indicating moderate to strong agreement). Of these, 83% supported the development of a staging area and trailhead for the Orange County River Park. As such facilities would require only a portion of the site and the demand for affordable housing is high, it is feasible to develop both uses on the property. 6. Among the Guiding Principles that support the recommendations are a. Encourage the revitalization of older commercial areas. b. Protect the high value of residential property. c. Support the careful expansion of visitor - serving businesses and facilities, including hotels. d. Protect and, where feasible, enhance the natural setting that contributes to the character and identity of Newport Beach and the sense of place it provides for its residents and visitors. e. Promote a balanced residential community, comprised of a variety of housing types, designs, and opportunities for all social and economic segments including very low, low, moderate, and upper income households. f. Maintain quality residential development through the application of sound planning principles and policies that encourage the preservation, conservation and appropriate renewal of the City's housing stock. g. Improve, where feasible, parking. GPAC LAND USE RECOMMENDATIONS 6 )5 BANNING RANCH Description Located within the City's Sphere of Influence (SO[), the Banning Ranch area encompasses approximately 518 acres, of which 465 acres (includes 47 acres of water features) are under the jurisdiction of Orange County, and 53 acres are within the jurisdiction of the City of Newport Beach. Banning Ranch is located in the western -most portion of the Newport Beach Planning Area, north of Coast Highway and the Newport Shores residential community, just east of the Santa Ana River, and west and south of residential and industrial uses. The eastern portion of the site is higher in elevation and contains the western edge of Newport Mesa that slopes gently from east to west. Bluffs form the western edge of the mesa, and are located in the central portion of the Banning Ranch area. The western portion of the site, which is lower in elevation, historically contained a tidal marsh associated with the Semeniuk Slough and Santa Ana River. The site is located within the coastal zone boundary and is subject to the provisions of the Orange County Local Coastal Program (LCP). However, the site is referred to as a "white hole" since the County's LCP does not provide land use designations for the Banning Ranch area. Currently, the Banning Ranch area is primarily undeveloped with some historic oil extraction infrastructure located in the central and southern portions of the site that includes wells, pipelines, buildings, improved and unimproved roads, and open storage pipes and machinery. There are 65 active oil wells and four active injection wells located throughout the Banning Ranch area. Oil extraction activities date back at least 75 years. Although the Banning Ranch site contains an assemblage of diverse habitats that have been historically disturbed, when this area is considered with the contiguous Semeniuk Slough, it provides wildlife with a significantly large, diverse area for foraging, shelter, and movement. Biological studies performed for Banning Ranch indicate that, while disturbance associated with oil activities diminishes the quality of existing habitat to some extent, overall, the area should be regarded as relatively high - quality wildlife habitat due to its size, habitat diversity, and continuity with the adjacent Semeniuk Slough. A preliminary field evaluation of Banning Ranch was conducted by the consultant as a general indicator of the presence of habitat and species that may be subject to regulatory review. Based on this analysis, the property is estimated to contain approximately 69 acres with a habitat value rank of 1," which are primarily concentrated in the northwestern portion of the site. These areas are considered to have a high biological resource value, and are likely to require a resource permit from federal and /or State agencies prior to development. Other areas scattered throughout the site may also be of biological value but to a lesser extent. Areas with a rank of "2" (approximately 96 acres) may need a resource permit for development, where additional studies would be required to make this determination. More than likely, areas with a rank of "3" (approximately 118 acres) contain habitat and species that are not likely to require resource permitting for development. Resource permitting would likely result in the need for mitigation measures associated with development such as payment of mitigation fees, habitat restoration, or off -site habitat replacement. The actual acreage subject to environmental permitting will be determined in subsequent studies to be conducted in accordance with state and federal regulations. GPAC LAND USE RECOMMENDATIONS 7 0 Rank Acres 1 69 2 96 3 118 Total 283 Recommendations Vision Preferably a protected open space amenity, with restored wetlands and habitat areas. If acquisition for open space is not supported by the voters, a high quality residential community with supporting uses that provides revenue to restore and protect wetlands and important habitats. Uses (refer to Figure 2) • Open space, including limited active parklands that serve adjoining residential neighborhoods, if the site is acquired through public funding. • If not acquired for open space, the site may be developed as a residential village, containing a mix of housing types, limited supporting retail, visitor accommodations, school, and parklands, with a substantial portion of the property (66 -75 %) preserved as open space. • Oil operations that are relocated and clustered. Development CapacitV (as an alternative to open space) • Housing: 875 units (Original staff /consultant recommendation was 1,765 units.) • Retail: 35,000 square feet (Original stafflconsultant recommendation was 75,000 square feet.) • Overnight accommodations: 75 units • Note: These represent general development capacity estimates, with the property's ultimate development footprint and capacity determined through required federal and state regulatory environmental permitting processes and a planned community development plan approved by the City of Newport Beach. Policy Discussion • Acquisition of the Banning Ranch as permanent open space should be actively pursued, which may be accomplished through the issuance of state bonds, environmental mitigation fees, purchase by private entities, developer dedication, and similar techniques. • Should the entire site not be acquired as open space, its development should be located and designed to preserve wetlands, drainage courses, bluff faces, and other important resources and located to be contiguous and compatible with existing and planned development along its eastern property line. • Some active recreation should be included with either land use. GPAC LAND USE RECOMMENDATIONS 8 )5 m U O a N C m a O 0 v U O O O 0 U Ol E a O O d O LU N O m C N U z c O Q m C z w O U 0 3 O o0 w ms m 0 w fn N C C O� 4.6 • i / /• j / ji i � /,/ • i /,/ r / � / �jr �i i / !• / / /f i � /,/ , �/ r; r,�% •; /i �// ;'� it / /�i / � r 0..°F -. r•��): "•, O �'•/ Q <F zW 2j u<ie i' i• r' 1� rt C.) x > bba og O a- �i0 mmLL w Oz °O a E a a a®� Ss. 0 zw "ZN ov' z m 00L � wm ,.. $ ° m8 m U O a N C m a O 0 v U O O O 0 U Ol E a O O d O LU N O m C N U z c O Q m C z w O U 0 3 O o0 w ms m 0 w fn N C C O� 4.6 • i / /• j / ji i � /,/ • i /,/ r / � / �jr �i i / !• / / /f i � /,/ , �/ r; r,�% •; /i �// ;'� it / /�i / � r 0..°F -. r•��): "•, O �'•/ Q <F zW 2j u<ie i' i• r' 1� ■ Site grading and infrastructure should be designed to prevent runoff, pollution, or other degradation of wetlands and habitats. ■ A major ungated thoroughfare should be provided through the property linking Coast Highway with Newport Boulevard to relieve congestion at Superior Avenue, if the property is developed. ■ Development should be coordinated with development in the adjoining West Newport Industrial area. Basis for Recommendations 1. The majority of the Banning Ranch is located on unincorporated lands in the County of Orange, with development approvals subject to its General Plan and regulatory authorities. The property owner can request annexation to Newport Beach, which would give development review authority to the City. 2. During the Visioning process, residents were divided in opinion regarding the future of Banning Ranch. Some residents preferred preserving Banning Ranch as open space, while others supported development for needed housing. 3. At the Public Workshop, the majority of participants supported the preservation of the Banning Ranch as open space, with limited parklands (58.1 %). 4. During the Visioning process, 46% of the survey respondents supported preserving Banning Ranch as open space if it requires a tax increase of $250 per parcel for 15 years, along with other funds for the restoration of the site. A similar percentage of Public Workshop participants supported an annual tax of $50 to $100, with 14.5% supporting a tax of $500. Some indicated a preference for funding through state bonds, use of environmental mitigation fees, and /or acquisition by a private or non -profit agency. 5. In an informal poll, a majority of Public Workshop participants indicated their willingness to support some development of the property if it would generate revenue to help fund the preservation of the majority of the property as open space. In general, they were almost equally divided between a residential village that would be smaller than the Taylor- Woodrow proposal or a resort hotel. Approximately 5% supported the existing General Plan's uses and 6.5% the Taylor - Woodrow proposal. 6. While a resort hotel may result in the least traffic and environmental impacts, its inland location with no beach access, views of the sewage treatment plant, and competition from more desirable sites in the City and Huntington Beach would likely inhibit its market for development. Inclusion of a small hotel or vacation rentals into a residential village would benefit from the other uses and contribute additional revenue to the City. 7. Visioning participants indicated the desire to protect and preserve the bluffs located within Banning Ranch and public view corridors. Some supported restricting the height and size of homes, establishing large setbacks to protect the bluffs. These opinions were reiterated in the Public Workshop, where participants indicated that any development should be located and designed to assure maximum protection of the wetlands, important habitats, natural drainages, and bluff faces and clustered, to the extent feasible, adjacent to surrounding residential and industrial development. GPAC LAND USE RECOMMENDATIONS 10 i 8. A roadway connection connecting Coast Highway and 15 Street is important to relieve traffic congestion at Superior Avenue. 9. Proposed land uses would result in approximately 500 fewer peak hour trips than the existing General Plan and a net annual fiscal benefit of approximately $700,000. 10. Among the Guiding Principles that support the recommendations are: a. Support the careful expansion of visitor - serving businesses and facilities, including hotels. b. Protect and, where feasible, enhance the natural setting that contributes to the character and identity of Newport Beach and the sense of place it provides for its residents and visitors. c. Balance developed lands with adequate open space and recreation areas and preserve opportunities for maintaining healthy life styles in Newport Beach. d. Promote a balanced residential community, comprised of a variety of housing types, designs, and opportunities for all social and economic segments including very low, low, moderate, and upper income households. e. Protection, rehabilitation, or enhancement of terrestrial and marine habitats through careful siting of future development. f. Encourage the maintenance of natural landforms. g. Protect and, where feasible and appropriate, create public viewsheds within the City. GPAC LAND USE RECOMMENDATIONS 11/ C� WEST NEWPORT INDUSTRIAL Description The area is generally bounded by Newport Boulevard to the east and 16th Street to the north. Southwest of the West Newport Industrial area lies residential and condominium developments, beyond which Banning Ranch is located. The City of Costa Mesa is located directly north of the area. West Newport Industrial area is a mix of residential (41.8 percent), industrial uses including the Newport Technology Center business park (32.9 percent), and commercial uses (17.3 percent). Other uses include public uses such as the City Corporation Yard and Carden Hall Elementary School on Monrovia Avenue. Development in the area dates back to mid - twentieth century. Commercial uses in the area include professional /medical office (13.2 percent) and auto - related uses (1.8 percent). There are few neighborhood - serving retail uses in the area (about 2.0 percent of the area). Some of the commercial uses are under - performing. Hoag Hospital is located immediately south of the planning area and is a major activity center of the City. Its proximity to the West Newport Industrial area may act as an economic attraction for new medical and related uses, stimulating the conversion of existing uses into a medical campus that creates an attractive and convenient place where people can live and work. There are significant amounts of multi - family uses (32.1 percent) in the center of the area, separating industrial uses to the north and south of the area. Light industrial uses (30.0 percent) account for the majority of industrial uses in the area, while marine - related industry and multi- tenant uses together account for less than 3.0 percent of the area. The mix of industrial and residential uses is not always complementary within and at the edges of the area. The City's current General Plan Circulation Element identifies several streets in the area for widening and reconfiguration. The streets planned for widening include 15th Street between Monrovia Avenue and Superior Avenue and Placentia Avenue from Superior Avenue to Hospital Road. New road extensions are planned west of the area for 151h Street, 171h Street and 191h Street (in Costa Mesa). These streets are planned to extend to a new road to be constructed, Bluff Road, located in the Banning Ranch area to the west. Recommendations Vision A medical district/campus with Hoag Hospital as the primary stimulus to attract peripheral medical services and research into an attractive and well - planned neighborhood, reducing automobile trips t to and from outlying areas. Uses (refer to Figure 3) ■ Medical related uses on properties abutting Hoag Hospital and the Newport Technology Center site (sub -area "A "), including offices, laboratories, supplies, pharmacies, assisted living facilities and group quarters, and similar facilities. GPAC LAND USE RECOMMENDATIONS 12 1 m g ■ G ■» ■ ■ ■ ■ ■£ ■■ g ■� 2 ƒ m • Research and development and light manufacturing uses on properties north of Production Place (sub -area "B "). • Multi- family housing on properties northwest of Superior Avenue, west of Monrovia Avenue, and the existing mobile home sites (sub -area "C "). ■ Retail commercial uses on the west side of Superior Avenue (as currently developed in sub -area "D"). Development Capacity • Medical office and ancillary uses: 1.0 FAR and height up to 5 stories (current limit is 3 stories) • Research and development/ manufacturing: 0.5 FAR • Housing: 32 units per acre. Policy Discussion • Develop a master plan for properties that are related to and support Hoag Hospital to establish a cohesive integration of medical, medical- supporting, commercial, residential, and industrial uses. • Provide incentives for the relocation of marine -based Newport Beach businesses to properties retained for industrial purposes (sub -area `B "). • Encourage the conservation and enhancement of the existing mobile home parks as a source of affordable work force housing. Basis for Recommendations 1. Visioning process participants indicated that the West Newport Industrial area would benefit from revitalization. 2. The development of additional medical offices and other facilities supporting Hoag Hospital was widely endorsed by participants at the Public Workshop (in excess of 76% indicated moderate to strong agreement). 3. An almost equal number of participants supported the development of additional housing in the area (74% indicated moderate to strong agreement). 4. Participants were divided in their support for the retention of industrial uses (approximate 45% indicating moderate to strong agreement and 55% indicated moderate to strong disagreement). The retention of the lands north of Production Place for light manufacturing purposes provides opportunities for jobs, start-up businesses, and essential "support" uses that are not accommodated elsewhere in Newport Beach and can serve as a transition between the area's multi - family housing and Costa Mesa's more intensive industrial uses. 5. Expansion of medical offices and housing, while replacing some existing industrial uses (e.g., Technology Center) will reduce peak hour trips from the existing General Plan. The development of additional housing allows a greater number of residents to live closer to their jobs, reducing the length of vehicle trips. G P A C LAND USE RECOMMENDATIONS 14 6. Additional height for medical office and ancillary buildings, while holding the permitted density constant, provides the opportunity to reduce the land area occupied by the building increasing ground level open space and parking. 7. Among the Guiding Principles that support the recommendations are: a. Facilitate the development and retention of a variety of business types that strengthen the vitality of the local economy. b. Capitalize on market and demographic changes and opportunities that emerge in key economic centers of the community. c. Promote a balanced residential community, comprised of a variety of housing types, designs, and opportunities for all social and economic segments including very low, low, moderate, and upper income households. d. Maintain quality residential development through the application of sound planning principles and policies that encourage the preservation, conservation and appropriate renewal of the City's housing stock. e. Preserve, promote and respect the existing goals and policies set forth in the City's currently certified Housing Element. GPAC LAND USE RECOMMENDATIONS 15 3L OLD NEWPORT BOULEVARD Description This area is situated east of Newport Boulevard and runs from 15th Street at the north end to Catalina Drive at the south end. Old Newport Boulevard was formerly the primary roadway leading into the city from the north. A residential neighborhood lies directly to the east, while Hoag Hospital is situated to the west across Newport Blvd. This area is primarily commercial (71.3 percent of the area) comprised mainly of professional offices, and multi- tenant commercial uses. Secondary uses include personal services, restaurants, and specialty shopping such as home furnishing stores and beauty salons. Most specialty retail appears to occupy converted residential buildings. Recently, this area has experienced a transition towards increased medical office uses. This transition is likely attributable to the proximity of Hoag Hospital. There are two vacant buildings at the northern end of the study area, (3.5 percent of the area), as well as a few auto - related uses (4.7 percent) such as auto service repair. The mix of uses is not always complementary, with auto repair uses adjacent to hair salons and /or specialty retail. This area is not pedestrian- oriented. While there are some walkable areas, the boulevard is wide and there are a mix of uses and lot configurations that do not create a consistent walkway. This area is governed by a Specific Plan. Recommendations Vision A district that supports Hoag Hospital and adjoining residential neighborhoods. Uses (refer to Figure 4) ■ Convenience retail that serves adjoining residential neighborhoods, as well as medical office uses supporting Hoag Hospital on the west side of Newport Boulevard. ■ Mixed use buildings that integrate housing above ground level retail or office uses on the east side of Old Newport Blvd. Development Capacity • Retail: 0.5 FAR. • Office: 0.5 FAR, up to 2 stories. • Mixed use and live /work facilities: 1.5 FAR, up to 3 stories. Policy Discussion ■ Preclude the development of highway- oriented and "heavy' retail uses such as automobile supply and repair facilities. GPAC LAND USE RECOMMENDATIONS 16 N C m U �0 '0 0 O � N t= Q 0 - O O � C E0 N = LJ U E E 0 U U C Z 0 F Q U � �0 Z me o`� v 02 W E im O 0) W -0 N U � z C 0 o � v ym a 8g r a O r a Em 3 g� E ^E�m3m o u $ymfi�m -g'Smm mo mLL 'a @sm 5aoy c mor� ou ININI ;gym! w= S Q mz m og Q c m0 , z 5 U rn LL Z U 0 N C m U �0 '0 0 O � N t= Q 0 - O O � C E0 N = LJ U E E 0 U U C Z 0 F Q U � �0 Z me o`� v 02 W E im O 0) W -0 N U � z C 0 o � v ym a 8g r a O r a Em 3 g� E ^E�m3m o u $ymfi�m -g'Smm mo mLL 'a @sm 5aoy c mor� ou ININI ;gym! w= \ 0 r�r ` MN3 V VIIN3J Vli" \ \ o \ / \ ' v \r r; ( 1 Q➢..' iy i .v • '. _ ....nom ;' ' / � � �? i � �� \ \ 0 r�r ` MN3 V VIIN3J Vli" \ \ o \ / \ ■ Promote the clustering of uses by the aggregation of individual parcels into larger development sites (as prescribed by the existing General Plan and the Old Newport Boulevard Specific Plan). ■ Encourage the development of public uses that serve adjoining neighborhoods, such as a seniors center. ■ Sidewalks and street crossings should be improved to facilitate pedestrian access to Hoag Hospital and discourage automobile trips. Basis for Recommendations 1. The majority of seven Public Workshop participants opposed the development of uses supporting Hoag Hospital, additional retail and office development, and housing. In general, they supported the preservation of the status quo. However, there is a strong market for medical support uses, as reflected in recent development activity, with insufficient market to maintain the current mix of retail commercial uses throughout the corridor. Medical offices can be designed and scaled to be compatible with adjoining residential neighborhoods and improved pedestrian connections can help to reduce automobile trips. Resident serving retail uses will be more compatible with the adjoining neighborhood than the existing "heavy" uses. 2. Workshop participants supported the development of mixed -use buildings that integrate housing with ground floor retail on the east side of Old Newport Boulevard as a transition with adjoining residential neighborhoods (71% in favor), with a smaller percentage (57 %) supporting the development of townhomes. 3. Adjoining residential neighborhoods are sufficiently high that they will not be impacted by three story development in the mixed -use area on the east side of Old Newport Boulevard. 3. Among the Guiding Principles that support the recommendations are: a. Encourage the revitalization of older commercial areas. b. Encourage mixed -use development. c. The quantity of land designated for commercial use and the development standards that regulate such uses should reflect the market support that can reasonably be anticipated during the General Plan time horizon. d. Capitalize on market and demographic changes and opportunities that emerge in key economic centers of the community. e. Future development should consider the scale, urban form, design, character and quality of the community. GPAC LAND USE RECOMMENDATIONS 18 BALBOA PENINSULA (Lido Village, Cannery Village, and McFadden Square) Descriptions Lido Villaqe and Civic Center This sub -area is comprised of two distinct locales, Lido Village and the Civic Center, which comprises the area in which City Hall is located. Lido Village is bounded by Finley Drive to the south, the Lido Channel to the north and east, and Newport Blvd to the west. Primary uses in Lido Village include salons, home furnishings, apparel, and other specialty shops ranging from jewelry stores to wine merchants. Lido Village includes Lido Marina Village, a waterfront development situated between the Lido Channel, Newport Boulevard, and Via Lido, and is adjacent to City Hall. Lido Marina Village is primarily a pedestrian- oriented retail area, with a mix of neighborhood- serving commercial uses and specialty shopping. A parking structure, located in the center of Lido Village, accounts for 8.3 percent of the land area. The area also contains the historic Lido Theatre located on Via Lido, and civic /social uses such as the Elks Lodge. Commercial land uses predominate at 53.5 percent of the area, with some residential condominiums (2.9 percent of the area) located along Via Lido. While Lido Village contains specialty retail and restaurants, the Civic Center area is more public -use oriented. This area primarily contains public /semi- public uses, with City government offices, a church and a fire station. It consists of the City Hall complex, a Fire Station, a public parking lot, and a stretch of landscaped parkway along Newport Boulevard; these uses account for 24.8 percent of the study area. In addition, the area contains multi- tenant commercial uses such as (38.0 percent of the study area), located in the commercial strip on Newport Boulevard west of City Hall between Via Lido and 32nd Street. Vacancies account for 3.1 percent of land uses in the study area. Cannery Villaqe Cannery Village is the historic center of the City's commercial fishing and boating industry and has a mix of small shops, art galleries, and professional offices and service establishments. This area is bounded by 32nd Street to the north, Balboa Boulevard to the west, Lido Channel to the east, and 26th Street to the south. The area is primarily commercial (71.3 percent of the sub area) with a variety of neighborhood- serving commercial and specialty shops. Residential uses comprise 15.4 percent of the area; these are mostly multi- family and/or attached homes. A new loft -style development has recently been constructed. Additionally, older developments in the area include some single - family residential units combined with commercial uses on single lots. Specialty retail in the area includes home furnishings and art galleries, and architectural and design offices. There are also professional offices, located mostly in the northern portion of the area. Community- related commercial uses, such as Albertson's grocery and gyms, are located in the area. Dine -in and fast food restaurants account for more than 7.0 percent of the land area. Marine - related commercial (boat sales) and marine - related industrial uses (boat repair) can also be found between Newport Boulevard and the Lido Channel, representing 2.2 percent and 1.5 percent of the area respectively. Religious institutions are located in the northwest portion of the area and represent 4.8 percent of land uses. Public parking is available on several small lots throughout the area, accounting for 3.1 G P A C LAND USE RECOMMENDATIONS 19 ! - ,� lU percent of land uses. Vacant lots or buildings account for less than 2.0 percent of the area. This area is included within the Cannery Village /McFadden Square Specific Plan. Properties west of Newport Boulevard are developed for community - serving commercial uses, including a grocery store and fast -food restaurants. McFadden Square McFadden Square lies south of Cannery Village, and is bounded by 26th Street to the north, 19th Street to the south, and Ocean Front and the Pacific Ocean to the west. It features commercial operations from restaurants, beach hotels, dory fishing boats, and tourist - oriented shops to service operations and facilities that serve the Peninsula. An important feature of this area includes the Newport Pier, which attracts many visitors. The McFadden Square area is known for its marine - related industries such as shipbuilding and repair facilities on the harbor, some of which have been in continuous operation for over fifty years. Commercial land uses are largely concentrated in the commercial strips of Balboa and Newport Boulevards, with residential along Ocean Front. This area is a combination of residential (39.6 percent) and commercial (27.8 percent) uses, with multi- tenant and visitor - serving commercial uses, such as t -shirt shops, and rental shops. Dine -in and fast food restaurants account for 7.0 percent of the area. There are also many bars and clubs in the area with some featuring live music, especially along Ocean Front. The Newport Pier extends from McFadden Square, and there are many nearby recreational uses (bike rentals, surf shops, etc.). Other uses in the area include industrial and public uses. There are a number of marine - related industrial uses (boat storage, restoration and repair, etc.) between Newport Boulevard and the West Lido Channel. Balboa Community Center is located just south of the pier and accounts for 7.0 percent of the land uses within the area. Public parking (22.1 percent of area land use) is available in two lots, of which the easternmost one is separated from commercial uses by residential uses. These lots primarily serve the beach users, tourists, and the restaurant patrons. Much of the McFadden Square area is pedestrian- oriented, with storefronts facing the street, the presence of signage at a pedestrian scale, outdoor furniture, and landscaping to provide a pleasant environment. However, certain areas present difficulty for pedestrian street crossing. Specifically the intersection of Newport and Balboa Boulevards, known as "Mixmaster" is one such crossing as the roadway configuration at this location allows traffic flow from different directions and the street is wide. Improvements at this intersection are currently under construction. Recommendations Vision A series of commercial, visitor - serving, marine related, civic districts, and residential neighborhoods that are differentiated by their functional characteristics and, at the same time, integrated by walkways, streetscape amenities, and urban form. These districts are evocative of Newport Beach's history and the Peninsula's unique location between the ocean and bay. Although important to provide for coastal visitors, the area's capacity for commercial uses is reduced to a level that can be supported by the market and augmented by residential uses that provide customers year- round. Urban Form Concept ■ Balboa Peninsula's urban form should evolve as a series of distinct centers/ nodes and connecting corridors. GPAC LAND USE RECOMMENDATIONS 20 ■ Lido Village and McFadden Square should be reinforced as the Peninsula's primary activity centers, separated by a predominately residential neighborhood in inland portions of Cannery Village (east of Newport Boulevard), and linked by retail and marine - related commercial corridors along Newport Boulevard and the Bay frontage. Uses (refer to Fiqure 5) a. Lido Village ■ Visitor - serving and retail commercial, with small lodging facilities (bed and breakfasts, inns) (sub -area "A "). ■ Mixed -use buildings that integrate housing in the area bounded by Via Lido, Via Oporto, and Via Malaga (sub -area "B "). ■ New office uses should be discouraged to improve the area's pedestrian character. b. Cannery Village (sub -area "C "— properties generally bounded by Via Malaga, 28t" Street, the Newport Boulevard commercial frontage, and 32nd Street) ■ Multi- family housing including townhomes and livetwork buildings, except at street intersections. ■ Mixed -use structures with residential above retail permitted in any location and required at street intersections. Limits are defined for the amount of ground floor retail square footage - (see below). c. Albertsons Market property (sub -area "D "- -west of Newport Boulevard and south of 32 "d Street) ■ Neighborhood- serving retail commercial. ■ Mixed -use structures with residential above retail. d. McFadden Square, west of Newport Boulevard (sub -area "E ") ■ Visitor- serving retail commercial and small scale overnight accommodations. f. McFadden Square, east of Newport Boulevard (sub -area "F ") ■ Water- oriented commercial and supporting uses ■ Mixed -use structures with residential above retail. g. Outside of study areas: ■ Newport Boulevard (sub -area "H "): highway oriented retail commercial and mixed -use buildings that integrate housing with commercial uses. ■ Bayfront properties, east of Lafayette Avenue (sub -area "G'):, Water- oriented commercial and supporting uses. G P A C LAND USE RECOMMENDATIONS 21 (D= ui-lg 1nZi, ¢ tea ='yu+ zzu_pOu+� OOOZ � Z mJQU U U g 4 aL 315 12 d E LLz E�� VU & UU0 oti �E Q "a gm ��_0E a _ _FF °s 5 3 �E sb•'�,Y2223g �Umc m °c°9$by om' ae D0Oa ` }a� � p!p m �gg oox 3-6 mm CM AINI I P - '..i '• `�ss�: �.• 'gx °-© s g[Aou 33ggB wu 0 3� �'2 w �... . E � ' n o a � w c ` 8 j o c p u ro O u o m E m Z E ° o U E a \ oc a % 0 y c /•J Z 5 2 �� 0- CO, ''��`•7 .. = l - .� c O N p u d c p LL � C d •' / a c O JT m p �/. ..�tf S O U cc 2 c o 1: no 6 c 0. of 0 m = m z c m g ©o 0 Ill ^+f . I I 1 M �� L� Development Capacitv ■ Retail • Lido Village and McFadden Square: 1.0 FAR • All other areas: 0.5 FAR ■ Mixed Use • All areas except interior parcels in Cannery Village: 1.5 FAR with no restriction on , commercial square footage • Cannery Village parcels: 1.5 FAR, with retail limit of 0.25 FAR except at intersections where it shall be 0.5 FAR ■ Housing: 12 -18 units per acre Policy Discussion ■ Streetscape improvements should be implemented to improve the area's visual quality, image, and pedestrian character. This should include clearly defined linkages among individual districts, between the ocean and Bay, and along the Bay frontage. ■ The City should provide incentives for owners to improve their properties and achieve the community's vision for this area. ■ The City should provide incentives for the retention and development of marine - related uses along the harbor frontage (sub -areas "A" and "G "). Basis for Recommendations 1. There is an oversupply of land zoned exclusively for commercial uses on the Balboa Peninsula based on ADE's market analysis. The concentration of retail uses in limited locations and re -use of other properties for residential uses would improve the area's economic and social vitality throughout the year and reduce peak hour trips from the existing General Plan. 2. Participants in the Visioning process indicated that both Cannery Village and McFadden Square need continuing revitalization and the City could be proactive in creating a vision for revitalization to help guide future private development. 3. While overnight lodging has not been supported in the Visioning process survey and public meetings, we believe that smaller bed and breakfast and boutique hotels could be designed and scaled to complement the pedestrian- oriented village character of Lido Village and McFadden Square, as well as help the City's fiscal balance through the revenue that would be contributed. 4. Approximately 56% of Public Workshop participants supported the reinforcement of Lido Village and McFadden Square as primary activity nodes with the interior of Cannery Village allocated for housing or mixed -use development. 5. The majority of Visioning process and Public Workshop participants indicated their support for mixed -use buildings in Lido Village, McFadden Square, and portions of Cannery Village. While this may be feasible in a number of locations, the immediate bayfront may be restricted to non- residential coastal- dependent uses as required by the Coastal Act. GPAC LAND USE RECOMMENDATIONS 23 6. The Visioning process indicated support for the protection of historic commercial and residential villages, such as Lido Village. 7. Suggestions of tools to protect the villages including the narrowing of permitted uses, adopting design and development guidelines, establishing a design review process, and adopting specific plans. B. Among the Guiding Principles that support the recommendations are: a. Facilitate an economically viable concentration of marine uses. b. Encourage the revitalization of older commercial areas. c. Encourage mixed -use development. d. The quantity of land designated for commercial use and the development standards that regulate such uses should reflect the market support that can reasonably be anticipated during the General Plan time horizon. e. Support the careful expansion of visitor- serving businesses and facilities, including hotels and meeting facilities. f. Encourage the redevelopment of under - performing commercial areas to allow residential or mixed -use development. g. Enhance the beneficial and unique character of the different neighborhoods and business districts that together identify Newport Beach GPAC LAND USE RECOMMENDATIONS 24 3i BALBOA VILLAGE Description Balboa Village is the historic center for commercial, recreational, and social activities in the community. Balboa Village is located on the Balboa Peninsula between Coronado Boulevard to the northwest, and A Street to the southeast. This study area has 19 acres, of which a mix of commercial uses represents 33.5 percent (6.4 acres) of land uses within the area. Of the retail uses, multi- tenant buildings with a variety of commercial uses are the largest commercial land use, representing 15.3 percent (2.9 acres) of the area. The retail uses are a mix of neighborhood- serving and visitor - serving commercial, i.e., ice cream, bike rentals, and T -shirt shops. Fast food and dine -in restaurants, apparel and specialty shops predominate along Balboa Boulevard and Main Street. A "fun zone" along Edgewater Place includes entertainment uses such as an arcade, amusement park rides, fast food restaurants, and souvenir shops. Marine - related commercial uses such as ferries to Balboa and Catalina Islands, and harbor tours are present in the area. There are a number of commercial vacancies throughout the area, as well as in the multi- tenant complexes along Edgewater Place. This study area is pedestrian- oriented with articulated building facades, and signage that is pedestrian scale. The single largest land use category in the study area is public parking. Two parking lots account for 36.9 percent (7.0 acres) of the area's land uses, providing parking for the adjacent beach area as well as the study area. This is appropriate in an older pedestrian- oriented area where buildings typically have zero lot lines (built to the property line), and limited private parking areas. Residential land uses accounting for 21.5 percent (4.1 acres) of the area are located primarily within the western portion of the study area from Adams Street to Coronado Street, at the eastern boundary of the area, and along Ocean Front. A large park, Peninsula Park, accounts for 4.8 percent (0.9 acres) of the area. The City has embarked upon a number of public improvements in the area within the last few years, which include the addition of street furniture, lighting, landscaping, widened sidewalks, and decorative paving. This study area is within a Specific Plan area. The Balboa Peninsula Planning Study was conducted in 1996. The study concluded the area has a strong marine heritage, and has drawn fishermen, recreational boaters, summer residents, and beachgoers. Over time, the area has experienced a transition to year -round residential use while the visitor uses have continued, with no comprehensive planning to ensure the compatibility of these uses. Parking supply has been improved through the construction of a new parking lot at Palm and Balboa Boulevard and the refurbishment of the beach lot to improve access for short-term users. Cumulatively, there is more commercial space than can be supported by local residents, and marginal commercial space is used by businesses that are seasonal and do not promote a quality image for the Peninsula. In 1997, the Balboa Peninsula Planning Advisory Committee (BPPAC) published its vision for Balboa Village. The vision consisted of aesthetic improvements such as landscaping, pedestrian amenities, and design standards. The vision addressed property maintenance standards, parking district implementation, and circulation improvements. The vision also sought to establish a "family marine recreation theme," upgrade the Fun Zone, and improve the quality and mix of commercial tenants. In excess of $5 million has been invested by the City for landscape, streetscape, and parking improvements and Design Guidelines were adopted for Balboa Village in 2002. GPAC LAND USE RECOMMENDATIONS 25 3 Recommendations Vision A pedestrian oriented village that serves local residents and recreational visitors, providing housing in proximity to retail uses, entertainment, and recreation. Uses (refer to Figure 6) • Visitor and local- serving retail commercial or mixed use buildings that integrate housing with ground level retail on properties generally bounded by Bay Avenue, Balboa Boulevard frontage, Adams Street, and Main Street frontage (sub -area "B "). • Water- dependent, marine - related retail and services, visitor - serving retail on commercial properties between Bay Avenue and the Bay (sub -area "A "). • Small scale overnight accommodations, such as bed and breakfast facilities and boutique hotels. • Housing on existing commercial properties on Balboa Boulevard west of Adams Street, developed at "R -2" densities. Development Capacit • Mixed -use buildings: maximum density of 1.5 FAR and height of 2 - 3 stories. • Retail commercial: net reduction of approximately 23,000 square feet. • Office: net reduction of approximately 90,000 square feet from existing General Plan. • Overnight accommodations: net increase of approximately 90 rooms. • Residential (in mixed -use buildings and single family detached units): net increase of approximately 220 units from existing use. [We should be consistent in describing changes as from existing GP or existing use. W. Newport Highway compared to existing GP.] Policy Discussion • The City should provide incentives for owners to improve their properties, achieve the community's vision for the area, and protect the value of nearby residential neighborhoods. • Incentives should be provided for the development of retail uses that serve adjoining residential neighborhoods. • The City should promote marine uses on the Bayfront. • Completion of enhancements to Balboa Village's sidewalks and street crossings would contribute to the area's visual quality and character as a pedestrian- oriented environment. Basis for Recommendations 1. Participants in the Visioning process indicated the need for revitalization of Balboa Village 2. 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. GPAC LAND USE RECOMMENDATIONS 26 33 3. A significant majority of the Public Workshop participants (82 %) supported the concentration of commercial uses in the core of the Village and re -use of outside commercial properties for housing. 4. A similar majority, 75% of the participants, supported prioritizing water - oriented and visitor - serving commercial uses. 5. A somewhat smaller number of participants, though still a majority, supported the development of mixed -use buildings that integrate housing with ground level retail uses (54 %). This is consistent with input from the Visioning process, where the Village was identified as a suitable location for mixed -use development. Development of mixed use buildings would expand the customer base for retail commercial uses and services and enhance the area's pedestrian activity. 6. Consolidation of commercial uses coupled with the re -use of underperforming commercial properties for mixed -use and housing would expand the customer base for local retail uses, helping achieve economic development objectives, conform to the community's vision, and protect property values in nearby residential neighborhoods. Development of additional housing in Balboa Village and reduction of commercial capacity would increase pedestrian activity and reduce vehicle trips, benefiting traffic conditions on the Peninsula. 7. Among the Guiding Principles that support the recommendations are: a. Encourage the revitalization of older commercial areas. b. The quantity of land designated for commercial use and the development standards that regulate such uses should reflect the market support that can reasonably be anticipated during the General Plan time horizon. c. Enhance the beneficial and unique character of the different neighborhoods and business districts that together identify Newport Beach d. Preserve the community's heritage. e. Encourage the redevelopment of under - performing commercial areas to allow residential or mixed -use development. GPAC LAND USE RECOMMENDATIONS 27 3;j E L 3 O O C d K 0 c m 0 a C 2 m O 0 O O E E u° a 13i+ y rD o . o w E : 0 0' � u 35 c 4 �O ZZ w LL m gm 00 O J o a m m E 6 Om `mom' g _ R e 0 du ° o o ao ° 'i x _F _ O E L 3 O O C d K 0 c m 0 a C 2 m O 0 O O E E u° a 13i+ y rD o . o w E : 0 0' � u 35 MARINER'S MILE Description Mariner's Mile is a primarily auto - oriented area located along Coast Highway, which runs west to east, from the Arches Bridge on the west to Dover Drive on the east end. Commercial uses account for 82.9 percent of land uses in the study area: a mix of marine - related commercial uses (boat sales, sailing schools, and marina), some auto - related uses (auto dealerships and service) and neighborhood- serving commercial are located throughout the area. The Balboa Bay Club and Resort, a hotel and a private club located on City tidelands, represents 19.4 percent of uses in the area. Marine related uses account for 12.8 percent of the area, while auto - oriented uses account for 9.0 percent of the area. Multi- tenant commercial uses that combine a number of related or complementary uses in a single building or buildings that are connected physically or through design, account for almost 25 percent of area land uses. Waterfront development, such as dockside restaurants, is concentrated on the southern side of Coast Highway, while there are more general commercial uses along the northern side. Secondary uses include salons, restaurants, apparel, and other specialty shops ranging from wine stores to home furnishings stores. There are a high number of vacancies in Mariner's Mile relative to the other areas; 8.5 percent of the area contains vacant buildings. Many of these vacancies are sites with development potential. The City has recently embarked on a plan, Mariners Mile Strategic Vision and Design Plan (adopted by City Council in 2000), to accomplish the following: create a pedestrian - friendly retail district along the northern portion of Coast Highway in the vicinity of Tustin Avenue, Riverside Avenue, and Avon Street; improve the auto - oriented strips located on the north side of Coast Highway, in the western and easternmost portion of the area; create a vibrant public waterfront south of Coast Highway; upgrade the visual character of the area with new landscaping and streetscape amenities; and improve private development standards associated with signage, architecture, and lighting. Parts of the area may not easily adopt a pedestrian character as there are commercial uses with parking in the front and traffic on Coast Highway is heavy. in addition, there is a possibility that Coast Highway could be widened in this area in the future, which would detract from the intentions of a more pedestrian - friendly environment by potentially narrowing sidewalks and allowing more traffic in the area. An issue to consider is how future development will affect the character of Mariner's Mile, and what kind of uses the community would like to have in this area. The western half of this area is within the Mariner's Mile Specific Plan area. The Specific Plan has designated the bay side of Coast Highway for Recreational and Marine Commercial, which allows for the following: (1) continuation of marine- oriented and visitor - serving uses; (2) maintains the marine theme and character of the area; and (3) encourages public physical and visual access to the bay. For the area inland of Coast Highway, the Specific Plan allows for Retail and Service Commercial uses, which is intended to serve as an active pedestrian- oriented retail area with a wide range of visitor- serving, neighborhood commercial, and marine - related uses. GPAC LAND USE RECOMMENDATIONS 29 3� Recommendations Vision A corridor that reflects and takes advantage of its location on the Newport Bay waterfront, supports and respects adjacent residential neighborhoods, and exhibits a quality visual image for travelers on Coast Highway. Uses (refer to Figure 7) • Bay frontage properties (sub -area "A "): marine - related and visitor - serving retail commercial, restaurant, hotel, institutional, and recreational uses. • Inland side of Coast Highway: a mix of visitor and local- serving retail commercial, residential, and public uses. • All property frontages on.Coast Highway shall be developed for commercial uses. • The rear portion of properties generally east of Tustin Avenue and the southerly projection of Irvine Avenue (sub -area "D ") may be developed for free - standing multi - family residential. • Inland parcels generally between Riverside Avenue and Tustin Avenue (sub -area "C ") may be developed for commercial or mixed -use buildings with housing integrated above ground level retail or office uses. • Remaining parcels (sub -area "B ") may be developed for commercial uses. Development Capacity • Retail: 0.35 FAR and 0.5 FAR with lot consolidation which results in a minimum frontage of 200 feet. • Mixed use: 1.5 FAR. • Residential: 18 -22 units per acre. Policy Discussion • Consider adopting design guidelines so that the development of inland properties with a mix of commercial and residential uses does not create land use conflicts, provides adequate circulation and parking and preserves views of the water. These should also provide for the protection of the bluff faces. • Consider options for the relocation of the City parking lot on Avon Street to better support the corridor's retail uses. • Consider options for the relocation of the postal distribution center to reduce parking impacts in the immediate area. • Consider modifying the Shoreline Height limit (26') on the inland side of Coast Highway to accommodate mixed use buildings provided that the limits fully protect views of the water. GPAC LAND USE RECOMMENDATIONS 30 ^ 0 m m O' Q m N O D � D m c y L m N O X D w O C O Qj m C O � O 2 LL V) D i O � Lc O m o Z C O c O G D 0 0 z J z °' O E E QO 0 U Z m W O N C O � U 0 W o U N W O E U U � ©o r 3c 7w m Eu Ai&kr�y zz °out °_ =aa g �Zm LD uu g fiyy<1cr / aDLLp Q g�' 0° Y / 0 m m O' Q m N O D � D m c y L m N O X D w O C O Qj m C O � O 2 LL V) D i O � Lc O m o Z C O c O G D 0 0 z J z °' O E E QO 0 U Z m W O N C O � U 0 W o U N W O E U U � ©o ti 1 y 1 Ai&kr�y / Y / ti 1 y 1 A i / i • n1 Pl �'• . l � \\ „M Cf I ,•\ I G= O 1 -3 � Ai&kr�y 4 A i / i • n1 Pl �'• . l � \\ „M Cf I ,•\ I G= O 1 -3 � ■ Development on the Bay frontage should implement amenities that assure access for coastal visitors, including views of the Bay from Coast Highway and a pedestrian promenade along the Bayfront. Basis for Recommendations 1. Visioning process participants identified Mariner's Mile as a location that needed revitalization and suggested that an overall vision be defined to meet this objective. It was also defined as a. location appropriate for mixed -use development integrating housing and commercial or office space. A majority of survey respondents opposed hotel development in Mariner's Mile. 2. Participants in the Public Workshop (22 people) were almost equally divided on the questions of preserving opportunities for coastal - related uses in Mariner's Mile and whether the City should require or offer incentives to assure such uses. A number of participants indicated that high land values and rents limit the number of marine - related uses that can be economically sustained in the area. 3. ADE's study of the local marine industry found that rising costs have resulted in fewer firms serving the demand for boat service and parts, and businesses that do not have to be on the water have moved to inland locations. There is a possibility that reduced availability of boat services in Newport Beach could cause boat sales businesses to move inland as well, costing the City sales and property tax revenues. 4. Approximately 83% of the Workshop participants supported the development of housing in Mariner's Mile. This was evenly split between those who believed that housing should be located on both sides of Coast Highway and those who favor limiting it to inland parcels. 5. The Coastal Act prioritizes the development of coastal - related uses over the development of housing in the Coastal Zone and Coastal Commission staff have advised the City that provision of marine - related uses must be made along the Newport Beach waterfront. 6. Housing developed as free - standing structures or in buildings that integrate housing above ground level commercial uses can serve as a transition from Coast Highway's intensive commercial development and upland residential neighborhoods. 8. Inland properties flanking Riverside and Tustin Avenues offer the opportunity for the development of additional retail uses that support upland residential neighborhoods. These can be located and designed to promote active pedestrian activity, and, with adjoining housing development, could establish a "village" character, as proposed in the Manner's Mile Strategic Vision and Design Plan. 9. Among the Guiding Principles that support the recommendations are: a. Encourage the revitalization of older commercial areas. b. General Plan land use policies should facilitate an economically viable concentration of marine uses. c. Support the careful expansion of visitor - serving businesses and facilities, including hotels. d. Protect and, where feasible, enhance the natural setting that contributes to the character and identity of Newport Beach and the sense of place it provides for its residents and visitors. GPAC LAND USE RECOMMENDATIONS 32 3C, e. Encourage the redevelopment of under - performing commercial areas to allow residential or mixed -use development. f. Encourage the maintenance of natural landforms. g. Encourage the protection and, where feasible and appropriate, creation of public viewsheds within the City. GPAC LAND USE RECOMMENDATIONS 33 q� NEWPORT CENTER /FASHION ISLAND Description Newport Center is generally located in the center of the city, north of Coast Highway between Jamboree Road and MacArthur Boulevard. Newport Center is a regional center of business and commerce that includes major retail, professional office, entertainment, recreation, and housing in a master planned mixed -use development. Fashion Island, a major retail shopping center, forms the nucleus of Newport Center, and is framed by this mixture of office, entertainment, residential, and housing. Newport Center Drjve, a ring road that surrounds Fashion Island, connects to a number of interior roadways that provide access to the various sites within the Center and to the four major arterials that service this development. High -rise office and hotels buildings to the north of the Center form a visual background for lower rise buildings and uses to the south and west. Newport Center is essentially built out with the exception of a couple of vacant strips of land in the eastern portion of the site. There is entitlement for 185 additional hotel rooms and just less than 300,000 square feet of entitled undeveloped retail space in Fashion Island. Combined, Newport Center and Fashion Island contain commercial land uses that represent 57.4 percent of this sub area. Fashion Island, a regional mail with a mix of specialty shopping, accounts for 15.8 percent of the uses within the sub area. Newport Center consists of professional office uses (26.6 percent of the study area), two hotels (6.3 percent), multi- tenant commercial (5.9 percent), public and semi- public uses such as the Police and Fire Departments and Orange County Museum of Art and Sports Museum (2.9 percent), and entertainment (1.5 percent) uses along the perimeter of Newport Center Drive. The Center is also the site of a transportation center, located at San Joaquin Hills Drive and MacArthur Boulevard that includes a Park and Ride. A large open space area (26.1 percent) adjacent to Coast Highway and Jamboree Road in the western portion of the sub area is the site of the Newport Beach Country Club and Balboa Bay Tennis Club. Single- family attached residential uses (10.4 percent) also are located in this quadrant. There is a considerable amount of vacant land (approximately 16 acres) between MacArthur Boulevard and Avocado Avenue. Newport Center is largely built out, but there has been discussion of future development of office, hotel, retail, and residential uses in this area. Recommendations Vision A successful mixed -use district that combines an economic and commercial center, which serves the needs of Newport Beach residents and the sub - region, with expanded opportunities to live close to jobs, commerce, entertainment, and recreation, and is supported by a pedestrian - friendly environment. Uses (refer to Figure 8) ■ Fashion Island: retail, restaurant, entertainment, and comparable uses. Opportunity should be provided to accommodate the development of an additional anchor tenant and supporting uses. ■ Newport Center: professional office, hotel, entertainment, housing, and recreational uses. Opportunity should be provided to expand housing, and hotel uses, but additional office development should be limited to existing buildings. GPAC LAND USE RECOMMENDATIONS 34 X11 U 0 mz �Z s �z on a) S2 j Z DOSZ LL `o (9 �2 Z Z w U c E O O 0 V m + C _ 0 O 0 O N m m m LL LL m Q Q = h Q O O 0 O 0 N V � + + (D O U c O U) Z O Q Z w O U w c w z Z 3 ■ "Newport Village" site, north of the Library, shall be developed as a City park. Development Capacity • Retail /entertainment: increase entitlement by approximately 125,000 square feet (net increase of 425,000 square feet above existing use) • Office: no change from existing entitlement (net increase of 40,000 square feet above existing use) • Housing: increase entitlement by 600 dwelling units • Hotel: increase entitlement by 65 rooms (net increase of 250 rooms above existing use) Policy Discussion • Pedestrian access and connectivity should be improved with additional walkways and streetscape amenities. • Additional retail entitlement should not be used for office development. Basis for Recommendations 1. In the Visioning process a majority of residents and businesses supported little or no change to Newport Center, but some were willing to allow growth for existing companies. At the same time, a majority supported keeping retail space at current levels, but many were willing to support expansion of existing stores and moderate increases for new businesses. Some participants favored mixed -use development and stressed the need for more affordable housing in particular. A majority of resident and business survey respondents supported building new hotels in Newport Center. 2. In the Public Workshop, approximately, two- thirds of the participants expressed moderate to strong support for the expansion of retail and entertainment uses in Fashion Island and about half supported the development of another retail anchor. Over half were opposed to further office development, while two thirds indicated support for additional hotel rooms. Development of additional housing was strongly supported by three - quarters of the participants. 3. The flexibility to develop retail space and hotel rooms will enable Fashion Island to respond to market demands as they evolve over the next 20 years and help to maintain its economic viability. 4. Additional hotel, retail, and residential uses will contribute to the City's fiscal well- being, while more office development would not pay the full costs to provide needed City services. 5. Increased residential entitlement will enable a larger number of persons to live close to their jobs, commerce, entertainment and recreation, reducing vehicle trips and length, energy consumption, and air pollution below those resulting from more dispersed patterns of development. Newport Center residents who commute to jobs outside the area will be traveling in the opposite direction of peak hour traffic. 6. Among the Guiding Principles that support the recommendations are: a. Support City efforts to optimize retail sales capture in the community. GPAC LAND USE RECOMMENDATIONS 36� b. Facilitate the development and retention of a variety of business types that strengthen the vitality of the local economy. c. Capitalize on market and demographic changes and opportunities that emerge in key economic centers of the community d. Support the careful expansion of visitor - serving businesses and facilities, including hotels and meeting facilities e. Consider mixed -use development as a means to create additional housing opportunities. f. Consider urban scale development in areas where there is potential for development patterns that will minimize traffic. g. Additional development entitlement needs to demonstrate significant fiscal, economic or other community benefit. h. Establish land use and density /intensity limits that will have less impact on peak hour traffic. GPAC LAND USE RECOMMENDATIONS 37 I1 CORONA DEL MAR Description The Corona del Mar planning area is located along Pacific Coast Highway from Avocado Avenue to Hazel Drive. Figure 6 -1 shows the regional location of the Corona del Mar area. Commercial land uses front Coast Highway with residential land uses directly to the east and west of the commercial uses. This area is primarily commercial (78.6 percent), with a mix of neighborhood - serving commercial (approximately 10.0 percent) and specialty shops (6.0 percent). Primary retail uses include restaurants (more than 8.0 percent), home furnishings, and other specialty shops ranging from apparel to architectural design services. Many commercial uses (about 40.2 percent of the area) are located in multi- tenant buildings with retail on the first floor of buildings and professional services located on the second floor. While there were a few commercial vacancies at the time of the land use survey, the most prominent was that of the Port Theatre located at the corner of Coast Highway and Heliotrope. Sherman Library and Gardens (about 9.0 percent of the area) is a private facility and research library open to the public. There is an assisted - living residential complex representing 7.4 percent of land uses in the area. Corona del Mar is pedestrian- oriented with a dense mix of commercial uses, streetscape amenities, street medians, and a limited number of signalized crosswalks. The Corona del Mar Business Improvement District (BID) was established in 1996 to enhance the shopping district of Corona del Mar to create an exciting, pedestrian and resident friendly experience. In 1999, the BID developed the "Vision 2004" Plan to implement community improvements for Corona del Mar. The plan envisions the creation of a linear park -like environment along Coast Highway from Avocado Avenue to Seaward Drive. The plan also calls for sidewalk landscaping, street furniture, street lighting fixtures, pedestrian activated crosswalks, parking lanes and various other improvements. A Specific Plan has also been contemplated for this area, but one has not been developed. Recommendations Vision A pedestrian - oriented "village" that serves as the center of community commerce, culture, and social activity and provides identity for Corona del Mar. Uses (refer to Figure 9) • Retail, office, cultural, and civic uses (comparable to and compatible with existing development).' • Shared parking structures, provided that the ground floor of the street frontage contains retail uses. • Surface parking on parcels directly behind commercial uses. Development Capacity ■ Retail commercial and office uses: 0.5 FAR (per existing General Plan) GPAC LAND USE RECOMMENDATIONS 38 q5 c O � - c O � O c 2 O LL r 3 m c w � m c N N U � D O p > >> N 3 C � L � � y = c 3 U ¢ O O O O U H � � � C O Q v O m D TS a ro c 0 N U) Z O Z c� G O w c w Z 3 'i • �±'� .�..� Jam , .. ` � lti , "` (; ,K, � �. �.� � f' i IA,{.:�_ /.;W, �:i T��.(�(,;'>,' l�'TT ,. /�i•.�`(�ij i \�'�'. �'.>','��i�i'A\.i: 'ii��. ` ' >, Vic, 4�'C \\ < ON \' Y � +APdOP LNi PAYCE i \ ►H U Q y� mR g O• 4 2r^� � E S � ,e�e ..� � A �``�8jy 8 Fr�r1l C � W - @E o o �� z o (9 LLa' m _ g E E $Zgga09t -2220 nm S U U g; b $mfd 66 c O � - c O � O c 2 O LL r 3 m c w � m c N N U � D O p > >> N 3 C � L � � y = c 3 U ¢ O O O O U H � � � C O Q v O m D TS a ro c 0 N U) Z O Z c� G O w c w Z 3 'i • �±'� .�..� Jam , .. ` � lti , "` (; ,K, � �. �.� � f' i IA,{.:�_ /.;W, �:i T��.(�(,;'>,' l�'TT ,. /�i•.�`(�ij i \�'�'. �'.>','��i�i'A\.i: 'ii��. ` ' >, Vic, 4�'C \\ < ON \' Y � +APdOP LNi PAYCE i \ ►H Policy Discussion • Allow buildings destroyed by fire or other natural disaster to be reconstructed to their pre - existing density if they exceed the permitted 0.5 FAR. • Permit the use of residential properties adjoining commercial parcels for surface parking, requiring that it be designed to mitigate visual, noise, vibration, lighting, and other impacts on residents. ■ Explore other methods to provide parking convenient to commercial uses, such as a parking district or relocation of the City parking lot at the old school site. • Consider adopting design guidelines to promote pedestrian activity along Coast Highway. • Continue implementation of Vision 2004 streetscape improvements that contribute to the corridor's pedestrian character. Basis for Recommendations 1. Visioning process participants expressed support for protecting Corona del Mar as an important historic village of the City. 2. Approximately two- thirds of the Public Workshop participants indicated moderate to strong support for the enhancement of Corona del Mar as a pedestrian- oriented commercial center that serves its adjoining neighborhoods. A significant majority (61 %) indicated moderate to strong opposition to the development of mixed -use buildings at key intersections and more (70 %) opposed the clustering of commercial at intersections and redevelopment of intervening parcels for housing. 3. Redevelopment of residential properties abutting commercial uses for parking was supported by slightly more than half of the Workshop participants and opposed by about one - third. 4. Development of centralized parking facilities would provide opportunities for customers to park once and walk among the corridor's businesses, reducing vehicle trips and pollution. 5. Among the Guiding Principles that support the recommendations are: a. Facilitate the development and retention of a variety of business types that strengthen the vitality of the local economy. b. Enhance the beneficial and unique character of the different neighborhoods and business districts that together identify Newport Beach. c. Preserve the community's heritage. GPAC LAND USE RECOMMENDATIONS 40 q1 JOHN WAYNE AIRPORT AREA Description The Airport Area covers approximately 360 acres and is bound by Campus Drive to the north, Bristol Street North /Corona del Mar Freeway to the south and Jamboree Road to the east. As the study area name implies, the area is adjacent to the John Wayne Airport. It is also in close proximity to the University of California, Irvine. This proximity has influenced the many uses in the area that support the airport and the university, such as research and development, high technology industrial and visitor - serving uses, such as hotel and car rental agencies. This area consists of 83.7 percent commercial uses with administrative, professional, and financial office uses accounting for 62.0 percent of the area's land uses. Multi- tenant commercial accounts for 7.5 percent of the area's land uses and provide support retail and services for office and industrial employment centers in the area. A number of industry headquarters are located in the Airport Business Area including Conexant and Jazz Industries, along with other major businesses located in Koll Center at MacArthur Boulevard and Jamboree Road. Industrial related uses account for 13.1 percent of the study area. Three large hotel developments account for 4.5 percent of the area's land uses. Also significant are a number of auto - related commercial uses located primarily in the northwest portion of the area. These auto - related uses include carwash, auto - detailing, rental, repair, and parts shops. The Airport Area is surrounded by John Wayne Airport in the County of Orange on the west, and the City of Irvine on the north and east. Recent development activity in the City of Irvine's Business Complex has included the transfer of development rights, bringing more intense development closer to the Airport Business area, and resulting in the conversion of office to residential entitlement. This activity is changing the area to a mixed -use center. Recommendations Vision A mixed -use center that provides jobs, housing, and supporting services in close proximity, with pedestrian- oriented amenities that facilitate walking and enhance livability. Uses (refer to Figure 10) • Office and hotel uses on parcels not targeted for residential development (all sub - areas). • Retail services that support local housing (such as a grocery store), office tenants, industrial employees, and other uses (sub -area "A "). • Housing, mixed -use buildings that integrate housing with retail or office uses, and supporting retail uses (sub -area "C "). [Figure to be amended to include Campus Drive footprint lot development in area "C ".] GPAC LAND USE RECOMMENDATIONS 41 �� \) (: C3 .! 8- w / ) = r ; ^` [) \a G 2 ! \ : ; | / \2 | . / ) )( \ i� /�� / e a 7 Q \� ■ ■%■ ! ■ ■!z S[ \) ■ Office, industrial, airport- related, and residential- supporting retail in the Campus tract (sub -area "B "). A higher development intensity than exists should be allowed as an incentive for redevelopment (within prescribed airport height restrictions). Housing may be permitted provided that the total trips generated on the property do not exceed the number of trips that would be generated by other permitted uses. (Original and current staff /consultant recommendation is not to permit housing in this area.) Development Capacity • Retail: maximum of 100,000 square feet of additional development (50% less than existing General Plan). • Office: net reduction of approximately 675,000 square feet from existing use (1 million square feet less than existing General Plan). • Industrial: maximum of 43,000 square of additional development (per existing General Plan). • Hotel: additional 125 rooms. (For feasibility, staff /consultants recommend a maximum of 600 additional units, consistent with existing General Plan) • Residential: maximum of 3,300 units as re -use and infill of properties currently developed for office, industrial, and retail uses. This limit may be increased for housing development in the Campus Tract provided that the vehicle trips generated for the subject property do not exceed those attributable to the permitted underlying non - residential use. Policy Discussion • Establish development standards and design guidelines to assure that residential development creates a cohesive district that is compatible and integrated with adjoining office, retail, and industrial uses. At a minimum, the guidelines should address site planning, architectural character, landscape, site access /driveways, parking, streetscapelurban design elements, and inclusion of open space and recreational amenities. • To assure compliance with State Noise Guidelines and the Airport Environs Land Use Plan, housing should be located outside of areas exposed to a 65 dBA CNEL. • Underperforming retail uses located on parcels at the interior of large blocks should be redeveloped for other uses, with retail clustered along major arterials (e.g., Bristol, Campus, Macarthur, and Jamboree), except where intended to serve and be integrated with new housing development. • Incentives should be given to encourage lot consolidation and the re -use and improvement of properties located in the "Campus tract," west of Birch Street. Basis for Recommendations 1. Visioning process participants prefer revitalization of the Airport Area with income generating land uses over undirected growth. Generally, a range of development types were acceptable as long as traffic is not adversely affected. There was strong support for new hotels and broad consensus on mixed -use development with residential and revenue - generating uses. Survey respondents were comfortable with low -rise office buildings, and opposed to more car dealerships and industrial uses. There was split support for high -rise development and retail. GPAC LAND USE RECOMMENDATIONS 43 1 0 2. A majority of Visioning process participants believe it is acceptable to have more traffic congestion in certain locations of the City, such as the Airport Area, than in other parts of the City. 3. Almost 80% of the Public Workshop participants expressed moderate to strong agreement that the Airport Area is urban in character, different than other City neighborhoods, and suitable for additional development. 4. Almost 80% of Workshop participants supported the development of housing in the Airport Area. Of those, about 60% favored a mix of low and mid -high rise buildings and the remainder supported high rise. 5. Almost all Workshop participants supported the revitalization of economically underperforming properties, such as the Campus tract, for office, industrial, and other uses. An equal number indicated that allowing somewhat higher densities was acceptable as an incentive for the area's revitalization. 6. Strong market demands and nearby development in the Irvine Business Complex make the Airport Area suitable for housing, provided that it is developed to achieve a cohesive district that is integrated with adjoining office/ retail /industrial uses, as well as incorporates amenities that support an urban residential neighborhood. 7. Development of housing with the office uses provides the opportunity for residents to live close to jobs, reducing vehicle trips in the sub - region, air pollution, energy consumption, and noise. Airport Area residents who commute to jobs outside the area will be traveling in the opposite direction of peak hour traffic. 8. Areas generally west of Birch Street are within the 65 dbA CNEL for John Wayne Airport and unsuitable for housing development, based on State noise guidelines. While housing can be insulated, experience indicates that this would result in higher energy costs that contradict community conservation objectives, and outdoor spaces would be adversely impacted. 9. Increasing hotel and residential uses, while reducing office and industrial entitlement, will have a positive fiscal impact. 10. Clustering of retail uses along the major arterials will enhance their economic viability, provide shopping services for workers and residents in the Airport Area, and draw customers from Irvine's residential developments, increasing fiscal benefits for Newport Beach. 11. Among the Guiding Principles that support the recommendations are: a. Encourage the revitalization of older commercial areas. b. Facilitate the development and retention of a variety of business types that strengthen the vitality of the local economy. c. Additional development entitlement needs to demonstrate significant fiscal, economic, or other community benefit. d. Offer a distinct land use concept and policy framework for the Airport Area. e. Encourage the redevelopment of under - performing commercial areas to allow residential or mixed -use development. f. Consider establishing a different level of service standard for the airport area, subject to evaluation of possible impacts on residential areas. GPAC LAND USE RECOMMENDATIONS 44 51 g. Consider urban scale development in areas where there is potential for development patterns that will minimize traffic. h. Establish land uses and density /intensity limits that will have less impact on peak hour traffic. 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F' M r C D r M M Mr / � C O mm m of ° m Ep EO E° oa `c cm L L N ° ` l ,\ `� �m Uo ono �° m 00 Q Lm m m mo oN m_� °� ° U �E c 3Z � h �E � p o °a°i °-S m mE °o °m m m° O x m`m N ° am N p E = E O °) C p � m p 'p E CL (D Z �t 3 9°o mU c >m o.0 mm m `0 3m a� o m c 3 z0_ a°cmU 2£ w Urn c O �O c o. z �_ O Q U N °3 w LL _ Z, J C9 = -o Y � Z a CITY OF NEWPORT BEACH ECONOMIC DEVELOPMENT COMMITTEE General Plan Update Land Use Alternatives Options Review and Recommendations to GPAC July 20, 2005 INTRODUCTION On June 22, 2005, the Economic Development Committee established a subcommittee to review the proposed land use alternatives for the general plan update developed by the General Plan Advisory Committee (GPAC). The charge of the subcommittee was to examine the proposed Options and report back to the entire EDC for consideration and adoption of formal recommendations to GPAC and the City Council. At their regular meeting of July 20, 2005, the full EDC discussed the subcommittee's report and voted to forward the following recommendations for ten (10) geographic sub- areas. The Committee then continued the discussion until its August 17, 2005 regular meeting, to complete discussions on the remaining seven (7) sub - areas. These recommendations will be provided for the Planning Commission and City Council meetings on August 30, 2005. GENERAL DISCUSSION As noted in the fiscal analysis of the General Plan Alternatives, the City has the potential for increased annual revenues in a wide range of between $317,000 and $10.7 million per year, depending upon which of the various Options for each sub -area is selected. Significantly, increases in lodging (short-term hotel and vacation home rental) and retail sales are projected to provide the largest contributions to increased revenue. However, in order to provide balance for the City and its quality of life, the EDC discussed and agreed a number of 'overriding principles' affecting the discussion, and by which the committee's conclusions were guided. 1. Changes to the General Plan should show an overall positive fiscal impact on the City, although not necessarily in each geographic sub -area. 2. It is clear that the City's residents do not believe a general citywide increase in traffic is acceptable. Therefore the "true maximum" Option —which in most areas increases Page 1 of 5 11 traffic within a sub - area —will not be the EDC's recommended Option unless there are overriding issues or mitigating factors that would recommend otherwise. 3. It may be advantageous to recommend an Option that would anticipate additional traffic in a few geographic sub - areas; if in exchange, the Option adds substantial fiscal benefits, and that results in less overall potential traffic impact in other sub - areas. 4. All of the recommendations regarding the General Plan require a balancing of trade- offs— between providing for increased revenue for the City; increasing traffic; addressing environmental concerns; and quality of life. 5. The Committee notes the comments of the Harbor Commission regarding the fact that the harbor is an economic engine for the City, and notes that there is a need to preserve marine uses where possible, while allowing for market activity to enhance those uses. 6. The Committee notes that the financial data used in the Fiscal Analysis of the General Plan Alternatives is three years old, taken mainly from the FY 2002 -2003 budget. If possible and practicable, the EDC suggests that staff examine the cost and feasibility of updating the numbers to the newly adopted FY 2005 -2006 budget when the model is used to analyze the preferred land use plan. RECOMMENDATIONS BY SUB -AREA Airport Business Area: The addition of 6,600 residential units under Option 3 appears to be excessive for the area because of the 65 CNEL restriction, height restrictions, land use restrictions and CC &R's. Residential use is a good idea for the area along with a mixed -use concept, but with less housing. By concentrating increased traffic in the airport area, the City is projected to have a 16% increase in traffic as a trade -off for a $2.8 million increase in annual revenue. The increase in traffic concentrated in an area with good arterial roadways and three major freeways appears to be a good trade -off for the additional revenue. Recommendation: The EDC recommends Optione with a reduction of the potential 6,600 residential units to an amount consistent with the ability of the area to accommodate growth. The EDC also recommends that residential use be considered throughout the Airport Area, including the 'Campus Tract.' Balboa Village: The EDC does not support the addition of 300 hotel rooms in Option 5. We conclude that it is impractical for the area. Options 1, 2, and 3 provide for 34 infill hotel rooms which we feel is more consistent with the scale of the area. Page 2 of 5 C� Recommendation: The EDC supports Options 1, 2 and 3 and rejects Options 4 & 5. Banning Ranch: The purchase of the entire property for open space by the City is prohibitive, and debt service on this single project would utilize all of the potential City -wide increases in net revenue; therefore, that is not a readily - viable option. Second, the idea of a large hotel or a resort overlooking a sewer plant is not realistic and does not make economic sense. However, a viable solution may be the provision of a mix of housing types with generally local- serving commercial development for the upper area, along with the use of much of the lower area as open space and a tie -in to a potential trail system. The mix of housing would provide a positive fiscal benefit to the property owner and the City, and would provide the fiscal resources to restore the degraded oil field property to a viable open space tract. Recommendation: The EDC recommends Option 2. Cannery Village West: There is an ongoing need for the neighborhood retail and services now in place to continue to provide necessary goods and services to the area, and the potential for increased long -term revenues to the City are minimal. Recommendation: The EDC recommends no change to the existing General Plan designations for this sub -area. Cannery Village East: The proposed increase in vertical residential- over - commercial mixed -use development will have a mutually beneficial relationship with the existing commercial stock, and will help keep it viable as well. The residential community, then, can be served by the commercial development with minimal additional traffic impacts. Recommendation: The EDC recommends Option 1, with the bay front remaining in land uses that support recreational and marine commercial use. Corona del Mar: The existing commercial area in Corona del Mar is a very viable pedestrian- oriented retail and service strip that provides a net economic benefit to the City, by serving both the local community and by bringing in substantial sales tax revenues from non- residents. Recommendation: The EDC recommends no change to the existing General Plan designations for this sub -area. Page 3 of 5 ( t Lido Isle: The subcommittee's review notes that the Option to amend the existing General Plan designation regarding Lido Isle does not address economic or fiscal issues related to new revenue, but is primarily an option addressing residential lot line adjustments related to existing housing units already on the island. Recommendation: The EDC makes no recommendation, as the Option is not within the purview of the Committee. Lido Village North: Although both Options 1 and 2 include the allowance of mixed -use development in Lido Village North, Option 1 includes the potential for a small amount of boutique -style lodging space. And although they differ in land uses, because of the potential for a hotel both Options 1 and 2 provide substantial economic benefit to the City of approximately $1.3 million annually. In addition to its general recommendation for this area, the committee further recommends that the current program of tideland boat slip permits be shifted to a program of leases, which would increase revenues to the City. It also recommends providing additional visitor boat slips in this sub -area, which accommodate and enhance marine tourism while having few traffic impacts. Recommendation: The EDC recommends Option 1. Lido Village South: Option 1 would increase the retail development potential and reduce the amount of potential office space; while Option 2 proposes mixed -use residential and retail space and no new office space. Both of the Options are positive fiscally; however, Option 2 performs much better at $78,000 per year in revenue. Recommendation: The EDC recommends Option 2 Newport Center/ Fashion Island: The subcommittee's review notes that the projected retail revenue from the Fashion Island is underestimated as a result of the technical aspects of the fiscal impact model; the current model divides property zoned as " commercial" into 40% "service commercial" and 60% "retail commercial" throughout the City without reference to area. Service commercial generates a lower sales tax ratio than retail commercial. For Fashion Island, however, this assumption is not reasonable; and tends to understate the sales tax revenue from a center that has almost all retail commercial. Staff will work with the City's consultants in the next update of the economic model to adjust the sales tax revenue estimates from Fashion Island. However, the EDC notes that Option 1 provides for the addition of 480 hotel rooms and 1,100 housing units, with only limited increases of retail and office space. The estimated Page 4 of 5 potential for a $3.9 million increase in annual net revenue to the City represents almost 40% of the greatest possible increase suggested in the entire General Plan alternatives. Almost 98% of this increase is related to the increased lodging (hotel rooms). The EDC, mirroring the community survey results, supports the construction of an additional hotel or additional hotel rooms in the Newport Center /Fashion Island sub -area if proposed. The increased traffic from hotels does not occur at peak travel times, and thus the traffic impact is mitigated to some extent. Conversely, the increase in housing units by 1,100 units proposed in Option 1 appears to be excessive, and the EDC has concluded that a smaller number of units may be more appropriate. Recommendation: The EDC recommends Option 1; however, with a reduction in the proposed number of housing units from 1,100 to an amount consistent with the area's ability to accommodate growth. ADDITIONAL COMMENT 1. A motion was approved by the EDC to recommend that the Marinapark property discussion be included in the General Plan Update, if it would not unduly delay the process. Although the EDC is aware that a separately- appointed Council committee is addressing this matter, it is also clear that General Plan land use decisions affecting the use of the harbor do have a significant impact on the economic and fiscal health of the City and its residents, and on the quality of life in Newport Beach. Further, the EDC recommends that any project on the Marinapark site incorporate additional visitor boat slips, which are almost non - existent outside of yacht clubs, and which enhance marine - related tourism that has little traffic impact on citizens. Page 5 of 5 C O a � U N O E E O U O � Z' c 0 o v o 0 0 o 0 0 m N O r V � N O O N m m a O a m m m m m O N r c0 In M f9 f9 N N O N O O O O N r 0 n . . . . v m n m m (7 N N f9 f9 N Fq N O r m r h O O O W m m C N C m O O O O O O O O N m O f9 IA M M f9 f9 f9 W � � m 01 m N 0 6 m m m o � m a m m N � m O O O a O O O O O mm » w e> a e> e> » e> » N 01 v Ol Ol Cl Cl CI Cl C� c c c c c c C E E E E E E E o O o O O O O O W N Y Y Y W Y Y Y Y � Fq m r L L L C L L L L m m m m m L) L) L) m L) L) L) L) W W W _ W W W W co ee m m m o 0 o m EEEE o 0 o p co m a M m v v C C C C C C C O O O O O O O R R R R R R R a a a a a a a m m N o m N m a c c c rn c c c c m m m m m O n a m E E E N E E m R a 0 m m N m m E E E '�? E E E E $ ° " m E E E ;� E E E E fn fn N y> y> y> y> y3 O O O y� O O O O f9 Y Y Y Y Y Y Y m n co N N m r r m o 0 O m O m 0 N m m W W N N R r m m N W N Q U wW L m m m N U1 d � m > � > > p m m R i a a C ; oo 0 . n m c n c c c p = > > n M M M M O a a a M O O M a Z Z u Q ID ID U U U J J J L 2L L Z O § ii September 10, 2003 CITY OF NEWPORT BEACH HARBOR COMMISSION Ms. Sharon Wood, Assistant City Manager CITY OF NEWPORT BEACH 3300 Newport Boulevard Newport Beach, CA 92658 -8915 Dear Ms. Wood: The Harbor Commission has reviewed the current (May 2003) draft of the "Fiscal Impact Analysis & Model- Newport Beach General Plan Update" process prepared by the City's GP update economic consultant, Applied Development Economics, Inc. As a result; of this review,(see Summary sections below), the Harbor Commission has identified a number of harbor— related land/water-use, economic and financial factors which it wishes the City, its consultants and GPAC to seriously consider in the continuing input to, and refinement of, the update process. These factors are covered in the "Recommendations" section at the end of this letter. Summary- Marine Industry Land Use, Economic & Fiscal. Characteristics & Trends -2003 As summarized on pages 31 and 32 of the consultant's report, marine uses and the marine industry "...account for over 1000 jobs and generate nearly $2.7 million in net revenues..." to the City of Newport Beach. The report summary accurately describes the steadily - evolving reduction in numbers of Newport Beach Marine Industry uses and their total revenues, as well as "leakage" to other market locations resulting from general marine industry attrition, consolidation, environmental regulation, and increasing land and operations costs. �t.J The implications of the loss to the City of significant positive net revenues by further unchecked shrinkage and leakage of Marine Uses is noted in the report and by the Commission. Finally, the (seeming) inability of the Newport Beach Marine Uses to hold position or expand /diversify in Newp6rt Beach in the face of these larger forces is also noted. The potential cooperative roles of private and public sector in creative solutions to these problems and arresting the trend of decline are described in the report summary. Summary- Fiscal Analysis of Existing General Plan Marine Uses -2003 This analysis (Table 13- pp24 &25) shows Marine Uses in 5'h place (of 9 contributing an estimated /allocated $4.6 million of City Revenues, and in 7 place in terms of City Expenditures at $1.9 million, with a net positive balance to the City of $2.67 million, putting it in 3rd place in this category, behind Lodging (15`0) and Retail (2nd) This role of Marine Uses is significant in illustrating their importance to the City and its citizens /taxpayers, since it is one of the very few positive - balance uses offsetting the negative- balance Residential, Office, Industrial and Public uses, and enabling the City to show a modest positive balance overall. Boat and Marine Equipment Sales Tax Revenues represent 5% of the total sales tax revenues generated by all of the land use categories , placing Marine Uses in 4w place in the 9 categories , ahead of light industrial and hotels.(p22 -Fig 1) Marine Uses Gross Revenues are also 5% of gross City revenues , tied for 50' with public uses , and behind lodging, but still ahead of light industrial and service commercial, etc. (p22 -Fig 2) Summary= Fiscal Analysis of Potential General Plan Marine Uses at GP Buildout - 2025 The projected General Plan Buildout (pp 41 &42) indicates growth by 2025 in all land use categories and in visitor levels, except for Marine Uses. The consultants Fiscal Analysis GP Buildout Marine Uses Development Summary -2025 (Table 20- pp43 &44) shows Marine Uses slipping to 6t° place, with an estimated $4.9 million in City Revenues, reflecting only $0.3 million increase in 22 years. It shows Marine Uses holding in 70' place in terms of City Expenditures at $1.9 million, also no change in 22 years. Marine Uses although not increasing substantially, retain their net positive balance to the City of approximately $3 million, staying in 3rd place in this category, behind Lodging (Vto) and Retail (2 "d) 2 11 The report summary states: "We have not assumed, however, a commensurate increase in the marine industry or the number of boats moored in Newport Harbor. The general plan buildout projection does not include additional marina berths, and as discussed earlier, some elements of the marine industry are under pressure from rising real estate prices and may not be able to expand readily in Newport Beach." Harbor Commission Recommendations Recommendation 1- Analyze Both No- Growth and Growth Alternatives for Marine Uses The current GP update projection for Marine Uses, as noted above, assumes essentially a passive "hold- the -line" position for Marine Uses in the community of Newport Beach over the next 22 years, which the Harbor Commission believes to be overly conservative and not a reasonable basis for future planning based upon the current experience of Newport Beach and other waterfront/madne industry communities. The Harbor Commission believes that there are actually two alternative scenarios /choices which should be analyzed for Newport Beach marine uses in the General Plan Update process, in order to provide perspective for GPAC /City decision-making: A. Passive -No Growth: Experience indicates that a passive, non - proactive approach to a dynamic land use and economic element such as marine uses and related activities would not maintain the status quo, as permitted in the existing General Plan. Rather there would be a significant, potentially catastrophic decline in the role of marine industry uses as a Newport Beach "economic engine ", employment and visitor generator, and as an important image maker over the next two decades through complacency and inaction and through market forces. This condition should be unacceptable to the Newport Beach community, but it is important that its negative implications for City fiscal health, overall economics, image and heritage should be fully examined in the General Plan update effort, to serve as a cautionary example of potential decline. The Harbor Commission feels that this issue requires a more comprehensive discussion of the potential negative economic impacts on Newport Beach of a decline in marine uses and revenues, supplementing the existing consultant report text and financial projections, to serve as a cautionary example for City, GPAC and consultant analysis, and to lend perspective to an alternate, preferred approach, described below. B. Proactive - Sustainable Growth: The Harbor Commission and its predecessor Harbor Committee have, over several years, had numerous discussions on the potential evolution of the existing marine uses and activities, as well as their 3 revenue potentials, on the land and water areas of Newport Harbor. These discussions, also incorporating the experience of other evolving waterfront communities, project a diversification and consolidation as well as more efficient grouping of the Newport Beach marine uses and related water - dependent activities on both land and water. Numbers, types, locations, and combinations of uses and activities will change and evolve, as will their primary and secondary economic, people, environmental and image benefits. Rather than a "Wishful thinking projection" this positive evolution of marine uses and activities would be the result of proactive efforts already underway by the Newport Beach private and public sectors to retain and strengthen this important sector of the community. Thus this active and developing trend, rather than a simple projection of existing conditions, should be considered by the General Plan update process. It is the position of the Harbor Commission that the Proactive - Sustainable Growth option for marine uses in Newport Beach needs to be analyzed and discussed in more detail among City Staff, Harbor Commission representatives, GPAC and the City's consultants during the current GP update process. It can then be refined and integrated into a updated General Plan through City, GPAC and consultants as the desirable choice /basis for General Plan policies, objectives and implementation strategies for marine uses, using the already- adopted Harbor and Bay Element, in conjunction with the other elements of a new General Plan. Recommendation 2- Expand Marine Uses SIC / NAICS Categories, Revenue Sources The Commission feels that the sources and amounts of "Marine Industry" revenues potentially ascribable to this category, need to be reviewed as to the comprehensiveness of its SIC and NAICS subcategories(see attached list), as well as all other related revenue sources, in subsequent GPAC discussions and in GP consultant/staff analysis. Recommendation 3- Add Marine Tourism Uses and Revenue Sources to Marine Uses The Harbor Commission believes that the important existing (and potential) roles of the Marine Uses in the General Plan, and in the economic and fiscal "balance" of uses in the community are not yet fully addressed in the General Plan update process to date, and need to be expanded to encompass all harbor- related uses, both traditional "marine ", as well as marine tourism and water - related uses. Ongoing marine industry data gathering and analysis efforts and results need to be provided to the City, GPAC and consultants for use in this marine tourism analysis. Recommendation 4- Expand Consideration of Tidelands Uses to New Water - Based Uses 4 %' The Commission feels that the consultant's analysis of potential economic and fiscal sources and solutions needs to be extended to the water areas of the City. General Plan options with additional implementation recommendations should be considered for City actions and public/private partnerships. These options would conserve key waterfront locations and important marine uses, enhance user -pay public access and uses at/on the harbor, sustain and improve the harbor environment, improve harbor operations and sustain and create uses and activities providing secondary economic benefits to the City and harbor. The Harbor Commission sees the potential for a sustained and growing marine user base to contribute needed revenue for dredging and other harbor quality initiatives of the Commission. Absent same, the burden will fall solely upon the waterfront residential users and boaters, or in combination, a further burden on City expenditures. We stand ready to support the ongoing processes by City staff, consultants, and GPAC. Respectfully Submitted, Newport Beach Harbor Commission Timothy C. Collins, Chairman I Recommendation #2 Attachment Comments/ Questions Related to Marine Land Use Definitions by SICINAICS Codes (Appendix A of Fiscal Impact Analysis and Model- Newport Beach General Plan Update) Background The Harbor Commission acknowledges and is pleased that the Fiscal Impact Study consultant has provided a very useful distinction between marine and general land uses by their creation and analysis of a separate category of marine uses in the GP update. In a harbor -based community such as Newport Beach, with numerous marine services, berthing, and water -based tourism and transportation uses which are evolving from a past dominant role, scale and mix to still- important current and future new roles, it is essential to be able to define and measure this change, see important trends and plan the future proactively in documents such as the General Plan, Local Coastal Plan, RAMP, etc. It is understood by the Harbor Commission that the Marine Uses data available to the consultant for this study may not have been assembled by, or available from, the data sources in a number of the SIC /NAICS categories and subcategories of "marine uses'. It is further understood that data for many specialized land use subcategories may have been aggregated, either at the sources or by the consultant for simplification purposes, since this is only one of a number of land uses being considered in the broader scope of the overall General Plan Update process. Questions In asking these questions, The Harbor Commission does not propose to extend the scope, timing or cost of the consultant's work or City Staff effort, or to delay the GP update process, but rather to seek clarification on: 1. whether certain general categories of data were computed and analyzed including some key subcategories, 2. if other data sources were consulted to determine revenues and costs and, 3. if allocations of revenues and costs for Tidelands areas were proportionately allocated between the harbor/bay area and the ocean beaches /related areas. Question 1- Comprehensiveness of Categories/Subcategories Data Inclusion a. SIC4493/NAICS713930 Marinas & NAICS713990 Boating Clubs w/o Marinas Do these categories include data on subcategories: Boating Clubs w /Marinas, Sailing Clubs w /Marinas, Yacht Basins, Yacht Clubs w /Marinas, Recreational Kayaking, Recreational Rowing Clubs, Parasailing, Charter Fishing? ,14_� 90 W b. SIC 7997/7999 Beaches, Piers Do these categories include data on subcategories: Bathing Beaches, Beaches, Beach Clubs, Beach Amusement / Recreation Services, Fishing Piers? Question 2 - Inclusion of Other Data Sources Are/ where are the revenue and cost sources listed below included in the analysis? It is assumed that some are grouped under Tidelands, others under general retail, etc. Can we get a clarification? If not can these issues /sources be flagged for future consideration and analysis by the City, others? a. Moorings (offshore and shore), including annual and visitor sources, CC costs b. Private piers and docks (presumed estimated thru permits) c. Commercial piers and docks (° 11 11 11 ) d. Public piers, launch ramps, dry storage of vessels e. Beach parking, other water - related uses parking (public, lessees) f. Institutional /non - profit /educational marine uses and activities g. Waterfront /water - related tourism and retail (boat rentals, restaurants, etc.) Has there been any research into sources of tourism data other than that from the annual NB Visitors Bureau estimates which might be able to define the magnitude of "marine /water - related tourism economic impacts? (universities, private sector ?) Are any of the unique* direct and indirect revenues / economic benefits to the community of marine/ waterfront land use -based events and activities included? (Christmas Boat Parade; Newport to Ensenada Race; major regional, national, international sailing & rowing regattas; other YC and BBC events; NH Nautical Museum Events /Tall Ships Visits; CCC Sailing Center events; Scout Sea Base events; NH Aquatic Center events; Backbay Fireworks, other events; In -Water Boat Shows, BI Art Walk, etc. * (It should be noted that most of these activities are unique to a harbor community like NB with a protected water area and a varied -uses, public - access waterfront. They are seasonally/ annually cyclical and economically very significant in their attendance levels, as differentiated from the general flow /levels of beach -city tourism focused primarily on the ocean beach(es) and pier(s). In the state, only San Francisco Bay and San Diego Bay have similar activity diversity /added value from an enclosed harbor/ waterfront uses. The Newport Beach economy significantly benefits from these water - uses events, and is /will be increasingly dependent on their economic benefits, derived from a balanced mix of key waterfront uses and activities.) �` Question 3- Tidelands Areas Revenues /Costs Allocation Is it possible to differentiate or proportionally allocate between those Tidelands costs and revenues ascribable to the ocean beaches and related areas and services and those ascribable to the harbor and bay and their interior beaches, wetlands and services? This would be helpful in attempting to project and allocate future costs and services associated with both areas, setting of lease and rental rates, fees, etc. on appropriate user- pay /balanced- budget approaches. It would also be helpful in defining and weighing land use, public use planning choice - making for the Tidelands areas during the GP update process. qa COMM AGENDA , R0. 1 P, /tip lab CITY OF NEWPORT BEACH GENERAL PLAN UPDATE • OTHER LAND USE REVISIONS A number of areas have been identified by City of Newport Beach staff in addition to those previously evaluated as exhibiting conditions that may warrant revisions to the current General Plan land use designation or development standards. Generally, these are small in area and do not exhibit the diversity of land use changes that were considered for the targeted study areas. This paper describes the existing conditions, key planning issues, and land use and policy approaches recommended by the General Plan Advisory Committee (GPAC) to address these issues for the City Council's and Planning Commission's consideration. Refer to attached figures for the location of each sub -area. LIDO ISLE Sub -Area O Description ■ Area is predominantly developed for single - family residential units. • It was subdivided originally for 30 foot wide lots, however, properties were sold by the foot rather than the parcel boundary. This resulted in a diversity of actual development, with many instances of housing that spans multiple lots (e.g., two units built on three lots). • Under the existing General Plan, theoretical buildout of the original subdivision would result in the construction of as many as 300 additional units. • Using typical trip generation factors for single family residential this could result in 3,000 to 3,600 additional vehicle trips per day on Via Lido and the Lido Isle bridge Recommendation • .Implement a lot merger program to reflect existing single family, rest en$al.developpment,-pro i, "frig an increase in housing units. Basis for Recommendation ■ Reflects predominant pattern of existing development, reducing the number of housing units below the existing General Plan by approximately 300. ■ Maintains and does not worsen existing level of impacts on traffic, parking, infrastructure and service demands, and general community character. • If the Planning Commission and City Council support this change, staff will contact the Lido Isle Community Association to inform them and gain their input. L •WEST NEWPORT, BALBOA PENINSULA, BALBOA ISLAND, AND BEACON BAY "R -2" AND "R -1.5" ZONES Sub-Area Description IN West Newport and Balboa Island contain a mix of single family.and duplex housing units. ■ In recent years, there has been a trend to replace duplexes with single family detached units, due to land and housing values. ■ Beacon Bay is somewhat different, in that it is City owned property which is leased to the homeowners. Also, the terms of the leases only allow for one residence. Because of this, the change is fairly straightforward. However, we will still contact Beacon Bay residents to inform them of what is going on in the General Plan Update related to their area Recommendation • Re- designate West Newport and Beacon Bay as 'R -1'. (Original and staff /consultant recommendation is to include Balboa Island, if acceptable to the propery: owners. Staff is meeting with representatives of the two Island Associations to discuss this item on Saturday,�August 13" -.) ■.•.PolIcy Discussion o. • ..As an alternative to rezoning strictly to R 71: some accommodation of cdutd be rovided for through :ihe application;of,an overlay zone in,We There are:provisions in State Law which encourage second dwelling ur means to. improve housing supply and to peWide; more affordable hous limited, in:size; ?and.r6ay tie sbbjecf 10 atternati, deveopme' stand i . ,, ., second, units per"issible,.but not mandatory Siriall second 'units would beach de4eI pmentpat;em.of a small secdpd.'dnit above the garage c property,. and would nodend"themselves -lo, occupancy by large, hum traffic`and parking issues. " Basis for Recommendation rrali: Secon'dDwelliing Units' ■ The trend in West Newport and Balboa Island is single family development. Second units are not allowed by lease provisions in Beacon Bay. ■ If only single family units are developed (no small "Second Dwelling Units'), there would be a reduction of approximately 1,500 units below the capacity of the existing General Plan, resulting in a reduction of 11,250 average daily trips. ■ Visioning Process neighborhood workshops revealed that the West Newport community is largely supportive, as this would likely result in higher rates of owner occupancy. At the West Newport Beach Association vision meeting and at the recent public workshop on June 25, 2005, we again received feedback that this idea is strongly supported in West Newport. ■ Through discussions with some community members on Balboa Island (we will meet with the • Associations on Balboa Island on August 13" to confirm this), staff believes that a change from R -1,5 to R -1 is also supportable in this area. GPAC LAND USE RECOMMENDATIONS 2 • ■ Balboa Peninsula property owners did not support this idea in the June public workshop, nor at the July 23rd GPAC meeting. Because of the opposition expressed by property owners on the Balboa Peninsula and the lack of information on the sentiments of the homeowners on Balboa Island, GPAC recommended that these two areas should NOT be considered further. Staff is meeting with Island representatives before the Planning Commission and City Council meetings on August 16'h. The outcome of that discussion will be reported to both bodies at that time. ■ If the Planning Commission and City Council support this change, staff will contact Beacon Bay residents to inform them and gain their input. MULTI - FAMILY RESIDENTIAL AREA BOUNDED BY IRVINE AVENUE, 15TH STREET, ST. ANDREWS ROAD, AND CORAL PLACE Sub -Area Description ■ Designated for "multi- family' and developed with a mix of housing units, including older apartments, small lot units, and single family detached units. ■ The area is transitioning, with higher densities being replaced with small lot residential and detached units. Rental units are changing to condominiums R:eco,m mend at Ion. . ■ "*R"esignafe for single family residential. Basis for Recommendation ■ Consistent with current development trend for replacement of higher density apartments for small lot residential and detached units. This would result in a reduction of approximately 11D units and 11,1 DD average daily trips below the existing General Plan. ■ Provides more opportunities for home ownership, though reduces capacity for affordable units. SOUTHERN FRONTAGE OF WESTCLIFF DRIVE, EAST OF IRVINE AVENUE, AND WESTERN FRONTAGE OF DOVER DRIVE, SOUTH OF WESTCLIFF DRIVE Sub -Area Description ■ Designated for "Administrative, Professional, and Financial Commercial' uses. ■ Area contains a diverse mix of uses including small professional offices, medical offices, financial institutions, specialty and boutique retail, restaurants, and similar uses. The mix serves both local residents and the greater region. • ■ Some properties on Dover Drive are underdeveloped and offer opportunities for intensification. GPAC LAND USE RECOMMENDATIONS 3 • Some redevelopment has been occurring. • Some conflicts exist with adjoining multi - family housing, where apartment tenants and visitors park in the commercial areas Om.endation ticDrive: desi naie. g, te. p. rtie'; ; ;;or' "mixed use. allowing7a.'mix of office and.'r' e `I uses..' _t,, ,nve. designate the p'' perties for 'mixed use." allowing a mix of office and multi -fami ' Basis for Recommendation • Consistent with current development trends and provides the opportunity to achieve more affordable housing, as well as cohesive development patterns. CAL TRANS PROPERTY BOUNDED BY THE CORONA DEL MAR/73 FREEWAY, JAMBOREE ROAD, MACARTHUR BOULEVARD, AND UNIVERSITY DRIVE Sub -Area Description • • Vacant property; remnant from freeway construction. • ■ The property does not have a General Plan or zoning land use designation. R.eib4nmendatIon �2�De'sig'nate. for `open,. spade,:. .(Original and current .staff /consultant recommendation is retail and/or `service commercial only for ftie'a46 "south of the freeway ramp.) Basis for Recommendation • GPAC wishes to preserve the site for open space. • In the opinion of the staff and consultant, there is a unique opportunity to develop a portion of the site to enhance economic activity and fiscal benefits, because it is large (5.3 acres), in single ownership, and has freeway visibility. GPAC LAND USE RECOMMENDATIONS 4 • REMNANT PROPERTY ADJOINING THE CORONA DEL MAR /73 FREEWAY, NORTH OF BISON AVENUE Sub -Area Description ■ Vacant property owned by the Irvine Company, a remnant from immediately abutting residential developments located to the west and functions as drainage corridor. ■ Designated by the existing General Plan as "Undesignated." Recommendation PAN' ■ Designate for -open space " Basis for Recommendation ■ Preserves open space and local drainage. ■ Topography and configuration limit its suitability for development. NORTH SIDE OF SAN MIGUEL DRIVE, EAST OF SAN JOAQUIN HILLS ROAD, AND WEST OF WEST NEWPORT • HILLS DRIVE (FORMER CHILD CARE FACILITY) Sub -Area • Description ■ Single parcel formerly used as a child care facility, abutting multi - family residential uses. ■ Designated by the existing General Plan as "Government, Educational, and Institutional." Re co mmendati6fi ■ Re- designate as "Multi-Family Residential; "with "no access from San Miguel Basis for Recommendation ■ Consistent with adjoining uses. ■ Provides additional opportunities for affordable housing, resulting in an increase of approximately 196 units. ■ Site size would limit increases in additional local traffic. GPAC LAND USE RECOMMENDATIONS 5 •PROPERTY WEST OF BIG CANYON RESERVOIR, NORTH OF PACIFIC VIEW DRIVE Sub -Area Description ■ Developed with senior affordable housing. ■ Designated by the existing General Plan as "Government, Educational, and Institutional." Recommendation ■ Re- designate as "Multi -Family Residential." Basis for Recommendation ■ Reflects existing developed uses (seniors units) and maintains commitment for affordable housing. CITYWIDE ENTITLEMENT REDUCTIONS In addition to the areas above that were considered by the GPAC, staff looked for other areas throughout the City where development entitlement could be reduced. The following areas, which have been or are being developed by The Irvine Company, have entitlement in the existing General Plan that is • unrealistically high. Staff has discussed these areas with The Irvine Company, and they have agreed to the following reductions in entitlement. Recommendation a. Newport CoasUNewport Ridge L Bonita Canyon c. Upper Castaways d. Newporter North e. Freeway Reservation Parcel f Bayside Center g. The Bluffs Center:, h. Eastbluff Village Center i. Harbor View Center' j. Newport Hills Center k. Newport North Center I Westcliff Center • -373 housing'units -1,461 housing units -147 housing units] - 63.hbusirig' units -36 housing Lriits - 11,579'squa,re feet commercial -3,430 square feet'cbmmerciaf . - 15,224 square; C eetcommercial' -6;907 squi�fe feetcommercial -8,407 square feet commercial -3,089 square feel;. commercial -4,047 square feet commercial GPAC LAND USE RECOMMENDATIONS 6 • `D 0 Q Q Oyw � Z m • i x y; r• �I 3 JI' s• aHall all�llalli F al! 0w W �wan�n�• Q I > 0 N O 00 J Q Z m QO W m N ID N Z 0 M J N Z J .Z Cl ti. �y 0 z 3 Q m it Oaf Wa z V N NH I N d A C _Y Q m N C � J W � ¢ y � L m O 2t 'L• Tv i L u L 0 d T 7 0 i • • x �aQ Oyw z m 't 1 oa 4v 9 OW az w� z OPys\� �O a W O J zN J — 1 i! { ai N R a a 7 fn N C O V C d E E O V Q� K d N 7 V C N N W J � L a O Z-a i 0 oy oa 4v 9 OW az w� z OPys\� �O a W O J zN J — 1 i! { ai N R a a 7 fn N C O V C d E E O V Q� K d N 7 V C N N W J � L a O Z-a i 0 • • i. RN 71 4Q C, x4 LF J UPPER NEWPORT BAY . ......... .... % 2 427 SIS FIGURE 3 Not to Scale Other Land Use Recommendations (Sub-Areas) 10579-01 Source: EP Associates, 2005 City of Newport Beach 0 • R. 0\c,13' < I "I", t. BIG CANYON RESERVIOR �0 If I • FIGURE 4 Not to Scale Other Land Use Recommendations (Sub-Areas) 10679-01 Source: EIP Associates, 2005 City of Newport Beach LiF:] AUG.16.2005 1 :51PM BROOKF-IELD HOMES 714 427 6370 SOUTHLAND BUSINESS GROUP 3090 Bristol Street, State 200 Costa Mesa, Callforria 92626 1 R W-1 Phone 714,427,6868 Fax 714.427.6869 brooH eldsouthland.com A BROOKFIF10 H O M E e live the di i Fgrencc August 16,2005 Mayor Heffernan. and City Council Members Members of the Planning Commission and City Staff City of Newport Beach 3300 Newport Boulevard Newport Beach, California 92663 Subject: GelteralPlatLAdyisorp ommitteeRecommendations NO. 569 P.2 "RECEIVED AFTER AGENDA MINI ED:" Dear Mayor Heffernan, City Council Members, Planning Commissioners and City Staff; Brookfield Homes have been closely monitoring the progress of the City General Plan update, and especially the recommendations of the General Plan Advisory Committee (GPAC). As a homebuilder already active here on the Newport Coast, we have a particular interest in GPAC recommendations as they concern the airport area. As you may recall, Brookfield and the Fletcher Jones Family Trust have already filed a General Plan Amendment and other entitlements for the 3.6 acre former Fletcher Jones Motor car property at Spruce and Quail Street's in the Newport .Place Planned Community. Our request includes 66 executive attached homes in a gated master planned neighborhood. The site was previously approved for a 306 unit extended stay hotel so our traffic trip count is actually less than the original approval. We support the recommendations of GPAC to allow more residential opportunities in this sector to: Provide additional needed housing close to employment and entertainment areas. • Improve neighborhood vitality in the community during non - business hours to support commercial uses. Provide more affordable pricing and housing segmentation. Your staff has contacted with ROMA Design Group of San Francisco to provide guidance with design standards since this is the first residential development proposal in this sector of the City. Once established, we look forward to working within the ROMA parameters. We would like to thank the GPAC for their efforts and agree the airport area can develop into a dynamic residential and commercial community that will be a benefit to the entire City. Very truly yours, Brookfield( Homes Soughland, Inc. - / V David )J,Bartletl a Vice President -Land Entitlement — Copy to; Sharon Wood, Assistant City Manager v� m C-) m 0 CL a� z s N .O C � J V� a ao C O L .N U O V V 06 .0 N .N E E u c c a L U. C) N im Q VJ O +-a co ^� W E E ^0 W VJ co J s J. a r. .J� U) O (a 0 J G m y�. CL . E ■O 0 L }' 'D . m C C �. W. c:` �■lO � m C. C ; Q. ®.. M. d m m N 4V -- o o. 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