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LAND USE ELEMENT 7983
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LAND USE ELEMENT
OF THE CITY OF NEWPORT BEACH GENERAL PLAN
ADOPTED AND RECOMMENDED FOR APPROVAL
BY THE PLANNING COMMISSION
MARCH '29, 1973
ADOPTED BY THE CITY COUNCIL
MAY 29, 1973
TEXT INCORPORATES AMENDMENTS THROUGH
October 24, 1983
.t
1
RESOLUTION NO . 7986
RESOLUTION
UNEWPORT I
BEACH ADOPTINTY G F THE
THE
CITY OF LAND
USE ELEMENT OF THE NEWPORT BEACH
GENERAL PLAN
EREAS , a phase of the City ' s General Plan Program
has involved a preparation of a Land Use Element ; and
WHERE said Land Use Element sets forth. objectives
i
and, supporting pol ies which will serve as a guide for the
future planning and velopment of the City ; and
WHEREAS, the tanning- Commission of the City of Newport
Beach , pursuant to Sectio 707 of the Newport Beach City Charter ,
has held public hearings to onsider the adoption of the Land
Use Element as a part of the C y ' s General Plan and has adopted
and has recommended that the Cit Council adopt said element; and
WHEREAS, the ' City Counci has conducted a public hearing
to consider the adoption of• the Land a Element as a part of
the City ' s General Plan .
NOW, THEREFORE , BE IT RESOLVED at the City Council
of the City of Newport Beach does hereby ado p as a part of the
General Plan the Land Use Element described abo e , a copy of
which is on file in the office of the City Clerk.
ADOPTED this 29th day of May ► 973 •
✓,.fir;o. ��/ ���2 '
Mayor
c:ATTEST : CE-XT,� r.; r,•;; - ..•
' ' ? CITY CLUM or ii+c Lily G. ;fi usAce
City Clerk SEP
+. OAT& .-•-•-• -•
RESOLUTION NO . 798___
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF - THE
USE ELEMENT OFW THE TNEWPORTBEACHA BEACH ryGENERALAND
PLAN
WHEREAS , a phase of the City ' s General Plan Program
has in olved the preparation of a Land Use Element; and
EREAS ,' said Land Use Element sets forth objectives
and suppor ' ng policies which will serve as a guide for the
future planni and development of the City ; and
WHEREAS , pursuant to Section 707 of . the City Charter
of the City of Ne ort Beach the Planning Commission has held
public hearings to c nsider the adoption of the Land Use
Element as a part of t City ' s General Plan . -
NOW , THEREFORE , IT RESOLVED that the Planning
Commission does hereby adop and recommend to the City Council
_ the Land Use Element of the N port Beach General Plan described
above , a copy of which is on fi in the Newport Beach Community
Development Department.
Regularly passed and adopted y the Planning Commission
of the City of Newport Beach on the , 29 day of March
1973.
AYES : Beckle ass , Hazewinkel , �
Heather, Mar in , Rosener
NOES : None
ABSENT: A ee
Chairman Gordon lass
�Icre,lary Jacqueline E . Heather
TABLE OF CONTENTS
INTRODUCTION ---------------------- --- ------------------- Page (i)
GENERAL DESCRIPTION OF THE LAND USE PLAN
Overall City Form--------- ---------------- Page 1
Zoning/General Plan Consistency--------------------- Page 1
Major Land Use Plan Designations
and Residential Zoning Policies-------- -- Page 2
Land Use Summary ---------------------------------- Page 8
MAJOR LAND USE PROPOSALS FOR EACH AREA
West Newport Area (Statistical Division A)--------- Page 10
West and Central Newport Area (Statistical
Division B)------------------------------------- Page 14
Lido Island Area (Statistical Division C)---------- Page 16
Balboa Peninsula .Area (Statistical Division. D)----- Page 17
Balboa Island Area (Statistical Division E)-------- Page 18
Irvine Terrace (Statistical Area F1)--------------- Page 19
Old Corona del Mar Area (Statistical Areas F2,
F3, and F4)------------------------------------- Page 20
"East" Corona del Mar Area (Statistical Areas
F5, F6, F7 and F8)----------------------------- Page 20
Promontory Bay Area (Statistical Division G)------ Page 21
Mariner's Mile, Newport Heights, Cliffhaven
Area (Statistical Division H)------------------ Page 22
Dover Shores, Westcliff, Habor Highlands,
Bay Crest and Santa Ana Heights Area
(Statistical Division J)----------------------- Page 24
Bluffs, Eastbluiff and Dunes Area (Statistical
Division K)------------------------------------ Page 26
Newport Place, Koll Center, Campus Drive,
Aeronutronic-Ford, North Ford, Big Canyon
Newport Center Area (statistical Division
L)---------------------------------------------- Page 27
Harbor View, Spyglass, Jasmine Creek, Harbor
Ridge Area (Statistical Division M) ----------- Page 31
C
STATISTICAL DIVISIONS MA ------------------------------ Page 34
FLOOD HAZARD MAP--------------------------------------- Page 35
AMENDMENTS---------------------------------------------- Page 36
SPECIFIC AREA PLAN BOUNDARIES-------------------------- Page 37-48
LAND USE PLAN MAP ERRATA-------------
------------------ Page 49
LAND USE PLAN (MAP)"-------7--- Inserted
at End
APPENDIX (Amendment Details)--------------------------- Bound '
Separately
INTRODUCTION
The Land Use Element of the Newport Beach General Plan is a long-range guide
to the development and use of all lands within the Newport Beach planning
area, including both private and public projects. Although streets and
highways are technically a use of land, they are not included since the street
system is the subject of the Circulation Element. The Land Use Element
includes this report and the accompanying map entitled "Land Use Plan".
The Land Use Element should be regarded as an expression of public policy for
land development. As such, it represents the "desirable" pattern for the
ultimate, full development of the City of. Newport Beach as determined at this
_ point in time. As new information becomes available, or circumstances change,
the Land Use Element may need to be amended. Thus, the Land Use Element is
not a final "picture" of the future City. of Newport Beach; it is an expression
of what is desired for the future based on today's knowledge and
circumstances, and, as such, is part of a continuous' planning process
requiring continuing research, policy review, and revisions of the Land Use
Element. Such revisions of the Land Use Element must be made only after
thorough study indicates the desirability of a revision.
i .
GENERAL DESCRIPTION OF THE LAND USE PLAN
OVERALL CITY FORM
The City of Newport Beach has developed as a grouping of small communities or
"villages", primarily due to the natural geographic form of the bay, which
provides both physical division and unity, in a sense of a common, shared
natural resource. Many of the newer developments, located inland from the
natural bay, have been based on a "Planned Community" concept, resulting in a
furtherance of the village form even where no major geographic division
exists. The general character of most of these village areas is low-density
residential and low-intensity commercial development, although there are a few
areas of more intensive development providing both visual interest and
activity centers.
The Land Use Element proposed that the City build on this existing "grouping
of villages" form and character, and, where possible, strengthen both the
physical identity and functional efficiency of this form through such means
as:
1) Use of open space corridors and buffers;
2) Assuring harmonious groupings of land uses in each village area;
3) Encouraging the development of an individual character for each
village area, rather than attempting a city-wide, monotonous
conformity;
4) Provision of neighborhood commercial centers within or adjacent to
the village areas;
5) Provision for public and semi-public facilities (schools, parks,
churches, etc.) within each village area;
6) Controlling _
v, n1e ntewt ) n4 residential Za1=Ment fac
discussed herein and in^ dthe Housing Element) ;
7) Controlling the intensity of commercial uses (as discussed below) .
The City shall encourage the formation of independent municipal advisory groups
within each of the villages that go to make up the City, and the City will
cooperate with such village representatives for the improvement of the
environment and physical facilities within its villages.
ZONING/GENERAL PLAN CONSISTENCY
The Government Code Section 65860 states (in part) that the Zoning Ordinance
shall be consistent with the General Plan as follows:
1165860. (a) County or city zoning ordinances shall be consistent with
the general plan of the county or city by January 1, 1974. A zoning
ordinance shall be consistent with a city or county general plan. only
if:
" (i) The city or county has officially adopted such a plan, and
1
are
The various land uses authorized by the
landordinance
ses and
compatible with the objectives, policies, general
programs specified in such a plan. _
" (b) Any. resident or property owner within a city or a county, as
the case may be, may bring an action in the superior court to enforce
compliance with the provisions of subdivision (a) . Any such action or _
proceedings shall be governed by Chapter 2 (commencing with Section
1084) of Title 1 of Part 3 of the Code of Civil Procedure. Any action
or proceedings taken pursuant to the provisions of this subsection
must be taken within 90 days of the enactment of any new zoning
ordinance or the amendment of any existing zoning ordinance as to said
amendment or amendments.
" (c) In the event that a zoning ordinance becomes inconsistent with a
general plan by reason of amendment to such a plan, or to any element
of such a plan, such zoning ordinance shall be amended within a
reasonable time so that it is consistent with the general plan as
amended."
As indicated in Subsection (a) of the passage above, zoning and General Plan
consistency is defined in terms of the compatibility of zoning with the
objectives and uses specified in the General Plan. This concept of .
"compatibility" allows for greater flexibility for interpretation than. the
term "consistency" in its strictest sense. Consequently, in certain cases
zoning may be determined to be consistent with the General Plan on the basis
of compatibility with its long-range objectives. It shall be the policy of
the City of Newport Beach to seek the highest degree of consistency between
the Zoning Ordinance and the General Plan, while recognizing that absolute
conformity at any one point in time may not be feasible or desirable.
MAJOR LAND USE PLAN DESIGNATIONS
AND RESIDENTIAL ZONING POLICIES
The Land Use Plan illustrates the proposed use and development of all lands in
four major categories:
1) Residential
2) Commercial
3) Industrial
4) Public, Semi-Public,
and Institutional
These major categories are then broken down into sub-categories, as described
below. The uses included should be considered as predominant, proposed uses.
It is recognized that in many cases there are existing uses that do not fit
the designation. The Land Use Element does not propose that these
nonconforming uses be phased out, except where specifically discussed.
In some cases a mixture of two or more types of land use may be desirable.
This is indicated by alternating stripes of the appropriate coding colors.
For example, the Cannery Village area is designated for a mixture of General
Industry with Recreational and Marine Commercial; other areas are designated
for a mixture of Retail and Service Commercial with Administrative,
Professional, and Financial Commercial.
1. 2
Certain areas have been designated for further, more-detailed study, leading
to the development of Specific Area Plans for physical improvement. These
Specific Area Plans may include local street pattern revisions, parking areas,
public improvements in the street rights-of-way (such as landscaping,
lighting, street furniture, signs) and architectural design standards and
criteria for private development. An example of what can be accomplished with
architectural design standards and criteria is the Marine Avenue commercial
district on Balboa Island; although this was accomplished by cooperation of
the property owners in the area, City participation will be required to effect
similar improvements in other areas. Within areas designated for a Specific
Area Plan, existing zoning should not be considered inconsistent with the
General Plan objectives since the Specific Area Plan will replace the existing
zoning, and since the Site Plan Review requirement will, in the interim, help
to assure the accomplishment of General Plan objectives.
Certain areas have been designated for open space with alternative uses in
case the preservation of the area as open space proves infeasible. These
areas are bounded by a "dot and dash" line, with the alternate use shown by
colored dots.
"Location of Structures" - • In the discretionary review of projects, no
structures shall be sensitive areas, as determined by the Planning Commission
or City Council:
1. Environmentally sensitive habitat areas
2. Coastal Bluffs
3. Blufftop setback areas
4. Riparian areas
5. Geologic hazard areas
6. Residential development areas impacted by noise levels of 65 CNEL
or greater.
7. Floodplain areas.
8. Natual slope areas greater than two to one (2:1) and greater than
25 feet in height.
RESIDENTIAL
Areas designated residential are to be predominantly used for dw il�ncnits
however, there are
certain community service uses (such as schools, churches, civic organization
buildings, clubhouses, and recreational facilities) which, with proper location
and design, are appropriate uses within areas with a residential designation_
--seneffal Plan
Although the Land Use Element does address.itself to residential housing types
and the harmonious grouping of land uses, it does not specifically discuss
development standards at the scale of the individual lot. Clearly definable
problems' remain unsolved in the older residential sections of the City. These
detailed problems will be resolved when new development standards for parking
and outdoor living areas, setbacks, etc. are development in conjunction with
the review and revision of the zoning Ordinance. These new development
standards will be based on the adopted General Plan objectives and policies.
3
GENERAL CITY-WIDE RESIDENTIAL ZONING POLICIES
Following are the general City-wide residential zoning policies for
the City of Newport Beach:
1. For individual properties the allowable density shall
be as specified on the Land Use Plan Map and further
defined in the Land Use Element text, Properties
designated "multi-family residential" may exceed 15 DUs
er buildable acre where specifically authorized by the
text.
2. Further residential development shall be prohibited in
all commercial and industrial zones, except_ where
special zoning districts are established which permit a
mixture.
3. The size of all future residential buildings shall be
governed }imtted--�.w---p�x'�- •ceernnnm''tq
through use of floor area ratios, lot coverage_ limits,
and building bulk regulation. Regulations, including
revised zoning shall be developed for each area to
eeeesre--preservation enhance of the tndmvrdna� end
eznigne character of the residential neighborhoods and
to provide outdoor living area and landscaping._
4. Variances for additional units on undersized lots shall
not be granted.
5. Standards for provisions of adequate off-street parkin
for all residential uses shall be adopted.
The residential growth }imite resulting from the policies for each
section of the Cit , when a re ated to overall Cit totals, result in,
a total Of approximately 40 334 dwelling units, with an
estimated population of approximately 967999 88,9]0. {'Plsie-resesite-sn
n-&44�-rednatien-£rem-tke-u�Prend-6reNtku-pepaietien-pre�eetien:}
ESTIMATED CITY-WIDE DWELLING UNIT AND
POPULATION LEVELS BASED ON THE RESIDENTIAL ZONING POLICIES
Total No. 'Single Multi- Mobile-
population
o
of Dwelling Family Family' '
Units Detached
As of 1/1/85 32,456 1,633' 1 (433) (3e) 66,038
General Plans
Projections 40,334 18,015 21544) (1?4%) 88,910
(45%)
4
1 Includes all permament units and mobile homes; does not include rooms in
hotels motels or convalescent hospitals.
3
�e�ekeel-.
•h2 Includes all units where -Qkjpee two or more units occupy one lot.
-5-3 Includes mobile homes in mobilehome parks intended for permanent residents.
Estimated AOPulation in permanent dwelling units (-Phe
Projected population estimates are based on a "No
Vacancy" assumption thus representing maximum Population. The actual
resulting population may be slightly lower.)
ZiL5 Includes incorporated City area plus unincorporated areas welt Beeca
Property Superior Avenue Triangle and Santa Ana Heights.
Low Density Residential:
Included in this sub-category are separ-aks detached residences, as well as
attached residences constructed on individual lots with varying densities up to
a maximum density of four dwelling units per buildable acre.
Medium Density Residential:
This sub-category includes residential developments (attached or detached) of
more than four dwelling units per buildable acre with a maximum density of ten
dwelling units per building acre.
Two Family Residential:
This sub-category includes residences where two dwelling units are constructed
on the one lot, either attached or-ee ;-*Q detached.
Multiple Family Residental:
This sub-category inlcudes residences where three or more dwelling units are
constructed one on lot. Also included area "row houses" where the density
exceeds ten dwelling units per buildable acre.
5
Note: "Buildable Acreage" is defined as follows: Buildable
acreage includes the entire site, less areas with a slope
greater than two to one, and less any acre required to be
dedicated to the City for park purposes and any perimeter
open space; further, buildable acreage shall not include
any area to be used for street purposes. Additionally, at
the time the Planning Commission and/or City Council
review a Planned Community development plan, tentative
map, and/or environmental documentation for a particular
project, consideration shall be given to deleting certain
sensitive areas from the calculation of the total number
of residential units or square footage of commercial
development to be allowed on a site as follows:
Floodplain areas.
COMMERCIAL
Areas designated commercial are to be predominantly used for the conduct of
private business ventures; however, there are certain non-business uses, such
as post offices and public parking, which are appropriate in
commercially-designated areas.
The intensity of commercial development in all • areas will be controlled
through use of a "floor area ratio" ordinance, which will be developed after
more detailed study of each commercial area. i
Retail and Service Commercial:
It is intended that business uses in this category be limited ,
retail sales, personal and professional services, hotels and motels,
and commercial recreation, with offices permitted only if they are
ancillary to, and on the same lot as, another primary use which
provides goods or services directly to the public. In those areas
designated as Retail and Service Commercial only, separate
corporate office buildings would be prohibited in order to
assure continuity of shopping and contiguity of mutual ly-supp
ive
businesses, and (2) limit the potential traffic volumes in those areas
office
(large office buildings are heavy traffic
rafficene adversely this
affecting
traffic may interfere with shopping
the economic viability of commercial areas) . in other areas, where
xture of Retail and Service Commercial and
appropriate, a mi
inancial/Commercial is indicated on
Administrative, Professional and F
the Land Use Plan.
Administrative, Professional and Financial Commercial:
Included in this category are offices (either ancillary or separate) ,
services, hotels- and motels, and convalescent homes, with some limited
retail uses (such as restaurants) which are supportive of 'the
predominant uses.
6
Recreational and Marine Commercial:
Included in this category are marinas, boat and marine supply sales,
boat repair and servicing, sport fishing establishments, restaurants,
specialty shops, hotels, and motels, with offices permitted only
if
they are ancillary to, and on the same lot as, another primary
use-
Separate corporate office buildings would be prohibited for the
reasons listed under Retail and Service Commercial and to preserve
those unique sites, generally adjacent to the bay, most suited for
recreational commercial use. (Also, recreational commercial uses
usually provide public physical and/or visual access to the bay,
whereas office buildings generally do not.) where inconsistencies
between existing zoning and the Recreational and Marine Commercial
designation occur, except in area designated for a Specific Area Plan,
properties will be rezoned to a yet to be created Recreational and
Marine Commercial District.
INpUSTRIAL
Areas designated industrial are to be predominantly used for research,
development, or manufacture of products; however, certain nonindustrial uses,
such as professional services, warehouses, fire stations, and utility
substations are appropriate.
General Industry:
This sub-category includes research, development, and manufacturing
firms, professional services (such as architecture or engineering) ,
warehouses and wholesale sales, with retail sales onlyif the retail
sales are ancillary to, and on the same lot, as another primary
industrial or professional service use. Separate office buildings
industry only where
will be permitted within areas designated General In y Y _
the zoning ordinance allows this use.
PUBLIC, SEMI-PUBLIC AND INSTITUTIONAL
Areas designated public, semi-public, and institutional are to be
predominantly used for publicly-owned facilities and open space, or
privately-owned facilities of an open space nature which are open to use by
the general public; however, certain non-public and non-open space facilities,
such as country clubs, may be appropriate. (Many existing and proposed public
facilities and parks are too small to be designated on the Land Use Plan;
these will be dealt with in the Community Facilities Element and the
Recreation and Open Space Element.) _
while the Land Use Plan designates both publicly and privately-owned
properties as "open space,„ as required by the State Government Code, it is
recognized that privately-owned property cannot legally be zoned as open space
unless the City intends to purchase the property immediately, or unless the
property owner agrees to the open space zoning. Therefore, the privately-
owned properties designated as open space on the Land Use Plan must be zoned
for some legitimate development until such time as (1) an agreement is reached
with the property owner the City, or other
is read rezoning to purchase ethep acel or )land or an pen space easement
governmental agency, Y
over the land.
7
Governmental, Educational, and Institutional Facilities:
This sub-category includes the City Hall, the City Yard, fire
stations, libraries, reservoirs, utility sub-stations, schools, etc.
Recreational and Environmental Open Space:
This sub-category includes major parks, wildlife refuges, golf
courses, bluffs, canyons and beaches. -
Wherever the zoning of private property designated as open space by
the Land Use Element is inconsistent with said element, it is the
intent of the City to seek the agreement of property owners for
rezoning to the open space district, or to seek public acquisition of
such open space areas. No changes in land use on property designated ^
for open space purposes shall be permitted which are not consistent
with the policies and objectives of the General Plan.
LAND USE SUMMARY
The following chart illustrates the comparison between the existing, _
�+paend�ees�E;� and proposed ultimate land use composition of the
-- based
Newport Beach planning area.
.s summary indicates that the amount of land allocated to commercial and
in ial use by the band Use Plan is, in general terms, economically
feasible der the long-range market potential, as related to the
"Trend-Growth ojection. However, within this long-range time span, there
will undoubtedly luctuations of economic pressures and short-range market
demands for developmen of in accord with the Land Use Plan, such as the
demand for residential de ent in areas designated for commercial use.
These short-range pressures sh not be allowed to usurp the long-range
opportunities and objectives of IN,%,Plan, such as assuring harmonious
groupings of uses and assuring a corlti g high commercial tax base. As
indicated by the preliminary Cost/Revenue Sy developed by the Community
Development Department, commercial uses are prow a major share of the
City's revenues and are enabling the maintenance of a tively low property
tax rate. By the use of ten-year revenue and expenditure ections and by
managing needed capital improvements, the City shall assure a •fa ble budget
posture.
e
Pr Bated
GrewbW q� (Based
January 1, •1973 -id- on Land Use Plan)
Percent -Pe*eeez Percent
Acres of Total �s '�'
= et Acres of Total
- gr
Residential 4,174 51% -6,999- -6 4,807 59%
Commercial 617 7% :,336- -144 1,386 17%
Industrial 315 4% -3- -4A 302 4%
Public and 4% 1,616 20%
Institutional 585 7%
Vacant 2,538 31% -- —'
Total 8,229 100% 1,92- 3:88% 8,111 100%
1 Gross acres, including net area plus interior streets and one-half
of the perimeter streets, does not include public waterways or
_ beaches.
2 Does not include public waterways, tidal lands or beaches.
-k-
9
MAJOR LAND USE PROPOSALS FOR EACH AREA
Following is an area-by-area discussion of the land use proposals for each
• i �- t......,
section of the Newport Beach planning area.
-- a- :, heEe..
WEST NEWPORT AREA (STATISTICAL DIVISION A)
For planning purposes, the West Newport area is defined as including all of the
'land within the current City boundaries west of 19th Street, the bay, and Newport
Boulevard north of Coast Highway, including the unincorporated "island" area
north of the Coast Highway. Any development within this area should be developed
in accordance with any future flood plain standards.
- --=�---n 1-=-�yr- Policies for Statistical Division A
Following are the major policies for the West Newport Area Statistical
Division A by Statistical Area.
Unincorporated Area (Statistical Area Al)
In this area ejqe-^a that Residential Growth 7�iffii shall
be :2,994 2,816 dwelling units. If the proposed West Newport
Harbor proves feasible, the same number of units would be
permitted, but the housing type and. density would change.
However, no individual development would be permitted to exceed
fifteen dwelling units per buildable acre.
The remaining +425 acre& area is designated as a Specific Area
Plan on theLand Use Plan. This will permit the development of
an overall plan for the area after completion of investigation of
economic and physical feasibility of a small craft harbor in the
low lands area extending northward into Costa Mesa.
Such a harbor, if feasible, would provide full marina; marine
service, and commercial recreational facilities. In addition, a
public riding and hiking trail and parking area is proposed as
part of the County-wide Santa Ana Greenbelt Project. The
remainder of the land would be used for residential development
-as�-4n' the -' -. :- ' --- , modified, if
necessary, to relate to the overall harbor plan.
if the harbor is not feasible, alternative plans, including
residential with associated commercial service facilities, should
be considered. The property owners and -the City should cooperate
in the preparation of a plan for approval by the City at the time
any land use proposals are made. The development shall be
consistent with the criteria set forth in the General Plan.
Since all of this area except the City-owned 21r_Q9 G and Newport
Terrace, is unincorporated, no City act
10
time. 49 -a—enanee ef' the aes±eleelt t •,_,`.
However, "' "' __e-`- tt is
Cit
intent and the zoning at the time .of annexation will reflect this
adopteI limit.
Since this entire area has been designated as a "Specific Area
Plan on the Land Use Plan and all proposals for
r aid2nt a1 nr
other uses shall be reviewed as a part of that Specific Area Plan
except for the e3�-6i# -imp-Newport Terrace Site which shall be
284 dwelling units.
ESTIMATED RESIDENTIAL GROWTH FOR STATISTICAL AREA Al
Total No. Single Multi- Mobile-
of Family Family Home Population
Dwelling Detached
Units
As of l/l/85 ------ ----- ----- -------
General Plan
Projections_ 2,816 1,204 .1,612 ---- 5,899
Hoag Hospital Area (Statistical Area A2)
1) Residential development west of Superior Avenue shall be
permitted in all areas except the M--1 District_
2) Beeco Ltd. (Banning) Property
The Beeco Property includes approximately 525 acres north of Newport
- Shores and easterly of the Santa Ana River, and is divided into two
acres for planning purposes.
The easterly ±75.5 acres bounded by Coast Highway, Bluff Road
(Balboa Boulevard extended) , 17th Street, and the developed areas of
west Costa Mesa and west Newport Beach' is designated as follows:
1. ' The 27.9 gross acres between Coast •Highway and 15th
Street is shown for Multiple-Family Residential at a
maximum of 11.5 dwelling units per buildable acre. A
portion of the allowed units may be transferred to the
17.3 gross acre Multiple-Family Residential site
southerly of 17th Street.
i
2. The 30.3 gross acre northerly of 15th Street is
designated for a mixture of Administrative,
Professional and Financial Commercial/General
Industry/Governmental, Educational and Institutional
Facilities with a maximum of 235,600 square feet of
office development and 164,400 square feet of
industrial development.
11
3. The 17.3 gross acre site southerly of 17th Street is
designated Multiple-Family Residential with a maximum
of 11.5 dwelling units per buildable acre.
Residential densities in excess of 11.5 dwelling units
per buildable acre up to 15 dwelling units per
buildable acre may be permitted to accommodate
dwelling units transferred from the residential site
between Coast Highway and 15th Street.
The development permitted above is subject to the requirement for
parks, development phasing, circulation system improvements,
pedestrian bridge, view preservation,' annexation, and fire station
reservation specified by City Council Resolution 82-41.
3) CalTrans East:
I
The vacant State Highway Right-of-Way on the north side of Coast
Highway near Hoag Memorial Hospital is designated Recreational and
Environmental open Space and shown for a Specific Area Plan. This
area will be preserved as open space, to be used for parking, public
recreational and visual-environmental purposes.
4) CalTrans West:
The site north of Coast Highway below Newport Crest is designated
Multiple-Family Residential at 15 dwelling units per buildable acre
subject to • the requirements for access, view preservation,
affordable housing, park dedication, pedestrian and bicycle
easements and bridge, greenbelt and fair share contained 'in City
Council Resolution 83-43.
5) Industrial Area near Hoag Hospital
The existing industrial area near Hoag Hospital will be preserved,
with the provision for limited expansion of the industrial uses.
12
ESTIMATED RESIDENTIAL GROWTH FOR STATISTICAL AREA A2
Total No. Single Multi- Mobile-
of Family Family Home Population
Dwelling Detached
Units
As of l/l/85 1,208 688 439 81' 2,184
General Plan
Proiections 1,387 450 811 -- 2,715
West Newport Triangle: (Statistical Area A3)
This area, generally bounded by Superior Avenue on the east and
the Newport Crest development and the City boundary on the west
and has a combination of Industrial, Commercial and Residential '
uses. The area west of Monrovia Avenue is designated for
Industrial uses with a maximum development intensity of 1.0
times the buildable area. The area between Monrovia Avenue and
Placentia Avenue, with the exception of the commercial area west
of the intersection of Placentia Avenue and Superior Avenue, is
designated for Multiple- Family Residential Uses. Due to
historical precedents and established land use patterns which
developed prior to the annexation of this area, the maximum
residential density permitted is twenty (20) dwelling units per
buildable area. The area between Placentia Avenue and Superior
Avenue and the commercial area west of the intersection of
Placentia Avenue and Superior Avenue is designated Retail and
Service Commercial• with a maximum development intensity of 1.0
times the buildable area.
In addition a mobilehome park overlay zone will be developed that
preserves the existing mobilehome uses and requires discretionary
review through a use permit to convert them to another type of
use.
13
c ,
ESTIMATED RESIDENTIAL GROWTH FOR STATISTICAL AREA A3
Total No. Single Multi- Mobile-
of Family Family Home Population
Dwelling Detached
Units
As of l/1/85 726 4 513 209 1,042
General Plan
Projections 747 --. 747 -- 1,584
WEST AND CENTRAL NEWPORT (STATISTICAL DIVISION B)
The-jamr- ]fr Policies for this area are intended to result in: -1+
„amkmum cease--W-e e4tte iee in P9teRtI&I PQlat" 4)1) A
limitation on the size of buildings to preserve community character,
and -3} 2) A more rational land use pattern. It is proposed that
residential development be limited to the area currently developed for
residential use., eiEeept `-" a jqej-t�en - e g
land ure is
se . Conversely, it is proposed that 'no further
residential development be permitted in the remaining commercial and
industrial zones such as Central Newport Cannery Village, McFadden
Square, and Lido Peninsula ' y '"' - - - Planned
Gemrtmni6ty B.istE}et apjalleatien unj: . r
ger 4!he eas , unless approved as part of an overall plan.
g - -•- Policies for Statistical Division B
1) INhe g4a4jq l;• g a qhu-gg y and the The Slough Area Shall be
rezoned to the Open Space District'.
2)4y Variances shall not be granted for an additional unit on
undersigned lots.
3)-5j No zone changes from commercial or industrial zoning to
residential zoning in Central Newport shall be permitted, except
for a few blocks in .the area of 20th Street which. are zoned C-1
and are almost entirely developed for residential use, and
except that limited residential uses may be permitted with a
Planned Community District application or with a special zoning
district which permits a mixture of residential and commercial.
use Any additional dwelling units permitted in the commercial
areas will add to the Residential Growth iy� shown below.
14
4) Cannery Village and McFadden Square:
The Cannery Village industrial, marine service, and specialty shop
area and the McFadden Square area have been designated as a mixture
of Recreational and Marine Commercial and General Industrial land
use. This area shall be preserved and enhanced by: (1) prohibiting
the encroachment of separate residential uses; (2) developing a
Specific Area Plan to resolve existing orientation, access, and
parking problems, and improving the visual environment; and (3)
development of a plan and program to preserve the marine repair and
service uses in the Cannery Village area.
5) Lido Peninsula:
The Lido Peninsula is a unique area of the City with a wide variety
of existing and potential uses. it is particularly suited to
planned development concepts if and when substantial changes in
existing uses are undertaken. Meanwhile, all existing uses should
be allowed to continue and be upgraded, but any substantial changes
should be subject to an approved area plan.
It is desirable that the commercial area in future-planned
development include marine and recreation-oriented commercial uses,
with emphasis on marine repair and service uses in association with
boat sales, restaurants, hotels, motels, and specialty shops. The
planned development may include residential uses as well as the uses
stated above. The proportion of land area devoted to existing
residential use including the mobilehome parks, as compared to land
area devoted to other uses, should not be increased.
It is proposed that:
1) Existing uses be continued, and that repairs, replacements, and
remodeling that upgrade and are consistent with those uses be
encouraged; provided, however, that when such repairs,
replacements, .and remodeling enlarge the scope or change the
character of such uses, a use permit shall be required; and
2) The area be designated as a ' Planned Development District in
which substantial changes in existing uses shall comply with an
area plan to be prepared by the owner(s) and approved by the
City.
15
6) Coast Highway Commercial Strip:
The Coast Highway commercial strip in West Newport is obviously
in a state of economic and aesthetic decline. While much of
this decline may be attributed to the spectre of the now defunct
Pacific Coast Freeway, strip commercial development will not
encourage the types of businesses needed to provide convenience
goods and services to nearby residences and would result in a
continuation of the problems of traffic conflicts and poor
interfaces with adjacent residential uses.
This area has been designated for a Specific Area Plan in order
to resolve problems of access, parking, and buffering or
residential uses.
7) State Highway Right-of-Way:
The former State 'Highway Right-of-Way on the south side -of Coast
Highway opposite Newport Shores will be preserved as open space,
to be used for parking, public recreational and
visual-environmental purposes.
8) The R-3 and R-4 lots east of the Newport Pier shall be
considered with Statistical Division "D" for zoning policy
studies.
ESTIMATED RESIDENTIAL GROWTH FOR STATISTICAL DIVISION B
Total No. Single Multi- Mobile-
of Family Family Home Population .
Dwelling Detached
Units
As of l/l/85 4,251 1,584 2,356 318 7,873
General Plan.
Projections 4,469 756 3,435 278 9,340
LIDO ISLAND AREA (STATISTICAL DIVISION C)
No changes in the Lido Island land use pattern are proposed.
16
ESTIMATED RESIDENTIAL GROWTH FOR STATISTICAL DIVISION C
Total No. Single Multi- Mobile-
of Family Family Home Population
Dwelling, Detached
Units
As of l/1/85 921 793 128 -- 2,083
-General Plan
Projections 918 79.0 128 -- 2,304
BALBOA PENINSULA AREA (STATISTICAL DIVISION D)
For planning purposes, the Balboa Peninsula area includes all of the
Peninsula east of 19th Street.
Ta .iqragesa} policies for Balboa Peninsula include provisions for
- en-_ -Al -"on rationalizing residential land use
"Patterns", and limiting the size of residential structures to
preserve community character.
I
Following are the major � land use - P policies
for the Balboa Peninsula:
Regl&entjal Policies for Statistical Division D
1) Central Balboa Commercial Area:
It is proposed that a "core" area of commercial uses be
preserved by: 1) rezoning certain blocks- and portions on the
fringe of the commercial district to residential7-ee-ds±�esee •
}W_;. GebAh ijent; 2) prohibiting. the
encroachment of residential uses and separate office building
uses into the remaining commercial core area (to maintain
continuity of shopping, contiguity of mutually- supportive uses,
and the long-range viability of commercial uses) ; and 3) the
development of 'a Specific Area Plan to resolve problems of
access, orientation, and 'parking, and to enhance the visual
environment.
2) The beach and the Newport Beach Elementary School shall be
rezoned to the OS - Open Space District; the City-owned property
at Marinapark shall continue as a mobilehome park until such
time as that use is phased out at which time the property shall
be rezoned to the OS - Open Space District.
3) No variances shall be granted which would permit an additional
unit on undersized lots.
17
4) Commer
cial Uses at 15th Street:
It is proposed that the commercial uses at 15th Street be maintained.
These include a service station, market, and coffee shop which provide
needed convenience goods and services for both the visitor and nearby
residents.
""aapazk
_ n..on
5) Commercial Uses on Balboa Boulevard near Island Avenue:
The property on the northerly side of Balboa Boulevard west of Island
Avenue, currently zoned and developed for commercial purposes, may
remain in a commercial zoning district until such time as commercial
use of the property is discontinued or the property owner requests a
zone change, at which time rezoning to a residential district will be
considered.
6) The R-3 and R-4 lots east of the Newport Pier shall be considered with
Statistical Division "D" for Zoning Policy Studies.
ESTIMATED RESIDENTIAL GROWTH FOR STATISTICAL DIVISION D
Total No. Single Multi- Mobile-
of Family Family Home Population
Dwelling Detached
Units
As of l/l/85 3,079 1,440 1,579 60 5,559
General Plan
Projections 3,139 1,483 1,656 -- 6,561
BALBOA ISLAND AREA (STATISTICAL DIVISION E)
No change from the current R-1.5 zoning is proposed.
18
Ao , - ^'�-�•� Policies for Statistical Division E
1) The current R-1.5 district regulations shall be continued.
2) No variances shall be granted for an additional unit on undersized
lots.
3) -,� ^' ^^a properties may be developed with a combination of
commercial and residential uses may be permitted on Marine Avenue and
Agate Avenue
developed.�� with a use permit.
ESTIMATED RESIDENTIAL GROWTH FOR STATISTICAL DIVISION E
Total *No. Single Multi- Mobile-
of Family Family Home Population
Dwelling patLgima.
Units
As of 1/l/85 2,218 992 1,226 --- 3,853
General Plan 4,581
Projections 2,224 1,003. 1,221 ---
IRVINE TERRACE (STASTICAL AREA F1)
This area is essentially fully developed and stable. Therefore no jaLcepssaa!
ie
change in land use designation is proposed.
PgridQAt4al9r� Policy for Statistical Area F1
nn zcne chanae� aha11 be granted•
de�*s. epme
for this area.
ESTIMATED RESIDENTIAL GROWTH FOR STATISTICAL DIVISION F1
Total No. Single 'Multi- Mobile-
of Family Family Home Population
Dwelling Detached
Units
As of 1/l/85 504 422 82 --- 1,108
General Plan __ 1,004
Projections 492 410 82 -
19
OLD CORONA DEL MAR AREA (STATISTICAL AREAS F2, F3 AND F4)
Policies for Statistical Areas F2, 73 and F4
The pr-epesalc olicies for Old Corona del Mar are aimed primarily at
preserving community character. The only major prelpesab Policy for the
Corona del Mar area (which includes all of the land south of the Coast
Highway and the "Fifth Avenue Extension", between Jamboree Road and the
Eastern City boundary) is that Buck Gully and Morning Canyon be preserved
as open space. No major change in the Corona del Mar land use pattern is
proposed. It is- proposed that a' Specific Area Plan for the preservation
and enhancement of the commercial strip be developed, including
appropriate architectural design criteria and off-street parking
standards.
ESTIMATED RESIDENTIAL GROWTH FOR STATISTICAL AREAS F2, F3 AND F4
Total No. Single Multi- Mobile-
of Family Family Home Population
Dwelling Detached
Units
As of l/l/85 3,141 1,616 1,525 --- 5,784
General Plan ___ 8,103
Projections 3,972 1,030 2,942
"EAST" CORONA DEL MAR (STATISTICAL AREAS F.5, F6, F7 AND F8)
These areas are almost fully developed; however, there is some potential
for residential growth resulting from a small area of R-2 zoning which is
predominantly developed with single-family residences.
Residenbial Saniftq Policy for Statistical Areas F5, F6, F7, and FS
The R 2 Districts in this area shall remain and no zone change shall be
granted which would permit an intensification of development. -'a-n-•y,--n�ew
develenment Lal be In
�V
20
ESTIMATED RESIDENTIAL GROWTH FOR STATISTICAL AREAS F5, F6, F7 AND FS
Total No. Single Multi- Mobile-
of Family Family Home Population
Dwelling Detached
Units
As of 1/l/85 743 631 112 --- 1,707
General Plan
Projections 773 622 151 --- 1,577
PROMONTORY BAY AREA (STATISTICAL DIVISION G)
For planning purposes the """ "' ""' and the Promontory Bay Area
includes Balboa Island, Harbor Island, Linda Isle, all of the land south
of Coast Highway between the bay and Jamboree Road, and the property at
the southeast corner of Marine Avenue and Bayside Drive.
Policies for Statistical Division G
The an±y major other. than the "building oub,
Beagpn Bay Aicea.
keeping
with the anklueness _L this
site
GPHAVal
1) Bayside Drive and Marine Avenue:
Any development of the property at the southeast corner of Marine
Avenue and Bayside Drive 'should assure that a view triangle, with
its apex at the intersection of Marine Avenue and Bayside Drive, is
maintained and that adequate public access to the bay is provided.
The appearance of structures shall be compatible with, and not
offensive to, the surrounding area. In order to assure that these
objectives will be reached, .Planning Commission approval of the
development plans will be required. if necessary, the property
-will be rezoned to accomplish the above.
2) No further residential development shall be permitted in any
commercial 71strict in Division G.
3) The Beacon Bay area shall remain as a residential use limited to
the current level of zoning intensity.
21
ESTIMATED RESIDENTIAL GROWTH FOR STATISTICAL DIVISION G
Total No. Single Multi- Mobile-
of Family Family Home Population
Dwelling Detached
Units
As of 1/l/85 1,024 297 727 --- 1,730
General Plan
Projections 1,032 246 786 --- 1,992
MARINER'S MILE, NEW20RT
•
HEIGHTS, AND CLIFFHAVEN AREA (STATISTICAL DIVISION H)
For planning purposes, this area includes all land south of the City
boundary and 16th Street, from Newport Boulevard east to Dover Drive and
south to the bay, and off-street parking standards.
The commercial area along Coast Highway known as Mariners' Mile has been
designated as a Specific Area Plan area, in order to resolve problems of
traffic conflicts, parking and access; to enhance the visual environment;
and to preserve existing marine uses.
All residential Portions of this area are almost fully developed;
however the R 2 and R 3 Districts aajacent to Catalina Drive between
North Newport ' and Beacon Street are developed with single-family
residences, In addition there is some potential_ for additional
rRgiagntial development on the Balboa Bay club property.
Resi(jen�iftl Se.kinq- - ey Policies for Statistical Division H
1) The R-2 and R-3 Districts adjacent to Cataline Drive between North
New ort Boulevard and Beacon Street shall remain the same. ;;& l6
development 4
2) Old Newport Boulevard Area:
The existing commercial district in this area is obviously in a
state of economic decline,, due mainly to the problems of poor
orientation and access created with the realignment of Newport
Boulevard.
The area is shown for a mixture of Administrative, Professional and
Financial Commercial and Retail and Service Commercial uses. It is
22
proposed that a specific Area Plan be developed for this area and
that the City encourage redevelopment of most of the existing uses
to retail, service, administrative and professional uses, possibly
related to Hoag Hospital, such as: medical and professional
offices, and medical technician/nursing schools, with allowance for
convalescent homes and nurses' quarters. Residential uses shall be
permitted in conjunction with primary commercial or office uses,
subject to all other applicable development regulations.
3) Balboa Bay Club Site:
It is proposed that in keeping with the uniqueness of this harbor
front site, that the City study a multiplicity of uses. The exact
nature of the development will be determined by a Specific Area
Plan to be prepared prior .to the expiratin of the current lease.
theta. Any further residential development on the
Balboa Bav Club site shall be permitted only in accordance with-a
plan to be pre aced by the Balboa Bav Club and approved by the
City.
4) In the Old Newport Boulevard Specific Area Plan District,
residential uses shall be permitted in conjunction w h primary
commercial. or office uses subject to all other applicable
development reaulatio._ Via-
5) Cliffhaven Area:
In all residential zones. in the Cliffhaven area, any resubdivision
which would result in lots smaller than the average or typical lot
shall be prohibited, so as to preserve the scale and character of
residential development in that neighborhood. The zoning shall be
amended accordingly.
ESTIMATED RESIDENTIAL GROWTH FOR STATISTICAL DIVISION H
Total No. Single Multi- Mobile-
of Family Family Home Population
Dwelling Detached
Units
As of 1/1/85 2,182 1,529 626 25 4,794
General Plan
Projections 2,210 11427 763 -- 5,083
23
DOVER SHORES, WESTCLIFF, HARBOR HIGHLANDS, BAYCREST AND SANTA ANA HEIGHTS
AREA (STATISTICAL DIVISION J)
For planning purposes, this area includes all land in the City on the
west side of the Upper Bay, north of Coast Highway, and the
unincorporated Santa Ana Heights area.
The potential for residential growth in Division J is primarily due to
the large vacant areas adjacent to Upper Bay. The remainder of Division
J is essentially fully developed. The pEeiageals aEe aimed at E
the jastential ,,...;^ +spa .,,- The major land use
proposals in this area involve the large vacant sites adjacent to the
bay, and the Santa Ana Heights area.
Policies for Statistical Division J
1) Castaways Site:
The northerly sixty acres of this site are designated for Low
Density Residential uses with a maximum of 4 dwelling units
permitted per buildable acre. Five acres adjacent to Coast Highway
are designated for Recreational and Marine commercial uses with no
hotels or motels permitted. No change to the existing church site
is contemplated. The design of the proposed development shall make
provision for public access consistent with Coastal Act policies
and ordinances of the City.
2) Westbay:
This site is designated for Low Density Residential use at a
maximum of 4 dwelling units per buildable acre. Seventy-five
percent of the permitted units shall be transferred to Newport
Center. The Land Use Plan (map) shows this area for mixed
Low-Density Residential and Recreational and Environmental Open
Space, illustrating the fact that most of the site will function as
open space.
3) Parcel near Y.M.C.A.
The 4.5 acre parcel on University Drive east of the Y.M.C.A. may be
developed with Administrative, Professional and Financial
Commercial or Multiple-Family Residential use with 67 du's maximum.
4) Santa Ana Heights:
It is proposed that the large lot, low density, single family uses
in the majority of the area and the commercial uses on Bristol
Street be continued. It is further proposed that no higher density
residential development is permitted.
24
Further intensification of the residential development in the
"Santa Ana Heights" area shall be discouraged. Since this area is
unincorporated no zoning action can be taken by the City; however,
the City will request that the County prohibit intensification of
residential use in this area.
5) Upper Newport Bay Area:
It is proposed that the Upper Newport Bay area (from the Dunes area
north) , including both the water and adjacent land areas that are
designated as open space on the Land Use Plan, be acquired as a
public wildlife refuge and nature study area, with the cooperation
and participation of appropriate County, ' State and Federal
agencies.
A major portion of the Upper Bay recommended for public acquisition
was incorporated into the Upper Newport Beach Ecological Reserve as
of April, 1975. A management plan will be prepared by the State
Department of Fish and Game with the cooperation of the City and
County.
If public acquisition of the remaining area designated as open
space does not occur, any development in this area will be limited
to low-intensity residential development or a recreational-
commercial development of an open space nature. Because of the
unique environmental characteristics of this area and the inherent
problems with development under conventional zoning, this area will
be rezoned to a yet-to-be developed zone which will permit
develoment only with a Planned Community District application. the
environmental impact of any proposed use of this area will be
carefully evaluated. Any development within this area should be
developed in accordance with any future flood plain standards.
ESTIMATED RESIDENTIAL GROWTH FOR STATISTICAL DIVISION J
Total No. Single Multi- Mobile-
of Family Family Home Population
Dwelling Detached
Units
As of 1/1/85 3,884 2,121 1,763 -- 8,034
General Plan
3
, Projections 4,909 ,115 1,794 -- 10,996
25
BLUFFS, EASTBLUFF AND DUNES AREA (STATISTICAL DIVISION K)
Policies for Statistical Division K
For planning puroses, this area includes all land between the Upper Bay and
Jamboree Road north of Coast Highway. The major land -use proposals are as
follows, •fno change to the Bluffs and Eastbluff land use pattern is proposed}:
1) Eastbluff Remnant:
This eight acre site is designated for Low Density Residential uses at a
maximum of 4 dwelling unit per buildable acre. All dwelling units shown
for this site are to be transferred to Newport Center. The Land Use Plan
(map) shows this area for Recreational and Environmental Open Space as it
will function with all development transferred off-site.
2) "Mouth" of Big Canyon:
This area is shown as part of the Upper Newport Bay Ecological Reserve,
and is designated for Recreational and Environmental Open Space uses.
3) Newporter North:
It is proposed that most of this site be developed residentiallyr- bw
•a +- + --•-43-, with a small southerly
portion used for recreational commercial purposes, such as the
expansion of the Newporter Inn. The exact boundary between these two
uses is not precise and can be determined when a development proposal
is received. The residential portion of the property ,is designated
Low Density Residential permitting a maximum of 4 dwelling units per
buildable acre. Twenty-five percent of the units permitted may be
transferred to either 'Newport Center or North Ford at the option of
the property owner. The structures built shall be clustered to
accommodate archeological and marsh sites.
4) Bayview Landing:
This site, northwest of Jamboree Road and Coast Highway, is designated
for Recreational and Environmental Open Space for public recreation
uses with a view park and bike path on the upper portion and
recreational vehicle camping on the lower portion, or similar .
recreational uses of no greater intensity. As an alternate use, 4
dwelling, units per buildable acre may be permitted, with all buildings
located on the lower portion of the site to preserve existing public
views. The design of proposed development shall make provisions for
public access consistent with Coastal Act policies and ordinances of
the City.
26
g) Newport Dunes Park:
It is proposed that the County-owned Newport Dunes area remain as a
public, marine-oriented park, in keeping with the uniqueness of this
valuable Public resource. Any development plans for the Newport Dunes
area should be prepared With the fullest possible cooperation between
the City and County, and should be consistent with the intent of the
Recreational and Environmental open Space designation of the General
Plan.
6) Bayside Village Mobilehome Park and Boat Launching Area:
This area has been designated as Recreational and Marine Commercial
with the intent of encouraging such uses as: Boat launching and
storage, marinas, restaurants, hotels and motels, tennis courts, etc.
The • intensity of these uses should be limited, in view of traffic
generation and environmental impact. It is probable that the
mobi,lehome park will be phased out as land values and market demand
increase. Meanwhile, all existing uses should be allowed to continue
and be upgraded, but any substantial changes should be subject to an
approved area plan.
ESTIMATED RESIDENTIAL GROWTH FOR STATISTICAL DIVISION K
Total No. Single Multi- Mobile-
of Family Family Home Population
Dwelling Detached
Units
As of 1/1/85 3,565 1,765 1,509 291 7,016
General Plan
Projections 3,604 2,042 1,470 292 6,847
NEWPORT PLACE, KOLL CENTER, CAMPUS DRIVE, AERONUTRONIC-FORD, NORTH FORD, BIG CANYON,
AND NEWPORT CENTER (STATISTICAL DIVISION L)
The noten l for resieent' aronth {n D•c 'ston L 's the reauit of the build-out of
ana rho nnaa ' na1
Bic Canyon development o+: Aeronutrn �
residential development in New,poz± Center
a a + --=^^-n " - Policies for Statistical Division L
1) Newport Center Place and Koll Center Area
This area includes all land within the City north of Bristol Street. No change
from the existing land use pattern and the approved development under the Planned
Community- District is proposed.
27
�L
2) Campus Drive Area.
This are bounded by MacArthur Boulevard, Birch Street, Orchard
Street and Campus Drive/Irvine Avenue is designated variously
for ' mixed Retail and Service Commercial; Administrative,
Professional and Financial commercial; and General Industry use
as illustrated on the Land Use Plan (map) . The intensityof
development permitted in the Campus Drive area is 0.5 FAR (floor
area ratio) , with a floor area ratio of up to 1.0 may be
approved if a finding can be made that the traffic and
circulation system impacts are no greater than those generated
by an office development of 0.5 FAR. The floor area ratio
limits are defined as the ratio of gross structural area to the
buildable area of the site. Development in this area is
subject to zoning and fair share requirements contained in City
Council Resolution 83-43.
w.eRTH
thisineluE169 all land between 4afflbei-ee
of jambeLee Re_ _
3) Aeronutronic-Ford:
The Aeronutronic-Ford site 'is ' bounded by Ford Road, MacArthur
Boulevard, Bison Avenue, and Jamboree Road. The area at the
corner of Jamboree Road and Ford Road is designated for Medium
Density Residential uses. The area at the corner of Bison
Avenue and Jamboree Road is designated for Multiple-Family
Residential uses. The area occupied by the Aeronutronic-Ford
plant is designated General Industry. The balance of the site
is designated for Low Density Residential. Development is
limited to a total of 1,331,000 square feet of office and
industrial uses and 430 'residential, units.
In view of the potential adverse trafic impacts which may result
from development in the areas adjacent to the Aetonutronic-Ford
facility, the P-C District development application will be
required to incorporate a development phasing approach, and
other use, intensity, design and operational measures as
required to assure that the traffic generated by the development
will not cause an adverse impact. Any proposal for development
shall include an environmental impact report which shall cover,
in addition to other requirements, a marketing analysis, a cost
revenue analysis, an analysis of the relationship of the jobs in
the area to the living location of the employees, and .the effect
on air traffic.
28
4) North Ford:
The North Ford area is bounded by Bison Avenue, Jamboree Road,
the easterly City boundary and University Drive (extended) .
Retail and Service Commercial uses are permitted on f5 acres,
not to exceed 50,000 square feet; Multiple-Family Residential
uses are permitted on J79 acres, not to exceed 888 dwelling
units; and 12 acres are shown for Recreational and Environmental
Open Space .Use.
Development in the North Ford area is subject to requirements
regarding affordable housing, a fire station reservation,
adoption of a development agreement, fair share requirements and
all other provisions contained in City Council Resolution
83-104.
5) San Diego Creek South:
The San Diego Creek South site is bounded by University Drive
(extended) , Jamboree Road, San Diego Creek, and the easterly
City boundary and is shown for Administrative, Professional and
Financial Commercial use.
6) San Diego Creek North:
This area , is bounded by San Diego Creek, MacArthur Boulevard,
Bristol Street, and Jamboree Road and is designated for
Governmental, Educational and Institutional Facilities for
Public Works reserve with an allowable use of a "Park and Ride"
facility and a secondary alternative land use of Retail and
Service Commercial, not to exceed 52,727 square feet.
7) Jamboree/MacArthur:
This area is bounded by Bristol Street, MacArthur Boulevard, and
Jamboree Road and is designated as Governmental, Educational and
Institutional Facilities for Public Works reserve with allowable
use as a freeway loop ramp and/or a "Park and Ride" facility.
The' site has a secondary alternate land use of Retail and
Service Commercial and Administrative, Professional and
Financial Commercial uses'' with density limitations to be
established in the P-C Development Plan.
8) Big Canyon Area:
eet"en
P _
Further allowable development includes 180 dwelling units
maximum. Area 10 of the P-C plan is designated for Medium
Density Residential with 80 dwelling units permitted. ' Area 16
of the P-C plan is designated for Medium-Density Residential.
29
9) Newport Center Area:
The Newport Center area includes all land bounded by Coast
Highway, Jamboree Road, San Joaquin Hills Road, and MacArthur
Boulevard. The major land use proposals for this area are as
follows:
Administrative, Professional, and Financial Commercial Areas:
The areas of Newport Center designated for Administrative,
Professional and Financial Commercial are intended to provide
for a continuation of the predominantly office uses as well as
the retail commercial, commercial recreation, 'and hotel
facilities.
Retail and Service Commercial Areas:
The areas of Newport Center designated for Retail and Service
Commercial are intended to provide for the predominantly
retail commercial uses on these sites.
Governmental, Educational and Institutional Facilities Areas:
The areas designated Governmental, Educational and Institutional
Facilities are intended to provide for the continuation of
institutional uses including the existing fire station and
police facility as well as the art museum and public library in
Civic Plaza.
Recreational and Environmental Open Space Areas:
The areas designated for Recreational and Environmental Open
Space are the Irvine Coast Country Club and the entrance
greenbelts for Newport Center. It is the intent of this
designation to maintain these recreational and visual open space
areas.
Residential Areas in Newport Center:
Various areas in Newport Center are designated for residential
--- - —
uses: eaa i � �"
ra;ith 81ement Block 800 (Pacific'
Mutual) , designated for 245 dwelling units, Sea Island,
designated for 132 dwelling units, and Newport Village,
designated for 208 dwelling units. In additio:r to the dwelling
units' permitted by these designations, approximately 145
additional floating transfer units and 278 floating units• are
shown for Newport Center. These additional units may be
permitted on any site within Newport Center without further
amendment to the General Plan subject to the approval of the
Planning Commission and City Council.
Total Permitted Development:
The total development permitted by land use category in Newport
Center is as follows:
30
Office 2,986,256 square feet
Commercial 1,250,000 square feet
Theatre 3,750 seats
Hotel 936 rooms 11
Residential 1,132 dwelling units
Institutional 106,100 square feet
Golf course 18 holes
Automotive 5 acres
Tennis 24 courts
1) The number of units indicated are based on estimates of
buildable acreage.
The remaining allowable development in Newport Center may be
shifted between traffic analysis zones subject to the
limitations specified in City Council Resolution 9689.
ESTIMATED RESIDENTIAL GROWTH FOR STATISTICAL DIVISION L
Total No. Single Multi- Mobile-
of Family Family Home Population .
Dwelling Detached
Units
As of 1/l/85 913 693 220 -- 2,192
General Plan 8,314
Proje-� ctions 3,354 543 2,811 '-
HARBOR VIEW, SPYGLASS, JASMINE CREEK, HARBOR RIDGE AREA (STATISTICAL
DIVISION M)
The Potential for residential growth in Division M is primarily the
result of the "building-out" of the approved Residential Planned
Community Districts. For planning purposes, this area includes all
land within the City north of Fifth Avenue, and east of MacArthur
Boulevard and Pacific View Memorial Park.
31
No major change is proposed to the existing land use pattern or to the
development which will occur based on the approved Planned Community
Districts,
Wid & ti emelt . Specific eeA ieee policies are as
follows:
Policies for Statistical Division M
1) MWD Reservoir Site:
Development of the MWD Reservoir Site and parcels adjacent to San
Miguel Drive and Spyglass Hill Road shall be limited to a
combination of neighborhood park; open space, and residential
use. It is anticipated that approximately nine acres of this
site will be used for park purposes, and approximately 11.5 acres
will be devoted to Low Density Residential use.. .
-the Residential GrOlfbi.- — _____ In connection with the
preparation of specific development plans, an Environmental.
Impact Report shall be prepared which addresses in part the
issues of on-site and off-site parking. in relation to the park
site, and the impact of residential development on traffic,
public service and support systems.
2) Fifth Avenue Parcels:
The Fifth Avenue Parcels are three pieces of land located at
Fifth Avenue and MacArthur Boulevard, on Marguerite Avenue
northerly of Fifth Avenue and on Fifth Avenue easterly of the
OASIS Senior Center. These parcels are designated for Low
Density Residential uses permitting a maximum of 4 dwelling units
per buildable acre.
3) Buck Gully:
It is proposed that Buck Gully north of Fifth Avenue be preserved
as open space for public recreational use. Since public
acquisition of this area may prove infeasible, alternate private
residential development,. as discussed in the Residential Growth
Element, is indicated.
4) Freeway Reservation East:
The vacant land east of MacArthur Boulevard and south of Ford
Road is designated Low Density Residential with a maximum of 4
dwelling units per buildable acre permitted.
5) Baywood Expansion:
The expansion area of the Baywood Apartments northeast of
MacArthur Boulevard and San Joaquin Hills Road is designated
Medium Density Residential with a maximum of 68 residential units
permitted.
32
6) The multi-family site in the northern tip of the Harbor View
Hills P C shall be nAr rAl3 frnmt�A^�"'f'"' �� a maximum of ten
dwelling units per gross acre.
7) Residential development on the fifty acre Broadmoor Sea View site
nnrrt, f pArifir V' M Q zk shall be '1wited to a maximum
of 175 DU's.
ESTIMATED RESIDENTIAL GROWTH FOR STATISTICAL DIVISION M
Total No. Single Multi- Mobile-
of Family Family Home Population
Dwelling Detached
Units
As of l/l/85 3,787 3,038 794 -- 10,550
General Plan
Projections 4,214 2,894 1,320 -- 12,010
33
' i rt cr fr �� rr ► r i r r r r r � f < i ;
ft
r city of
-Newport Beach
Sj statistical divisions k1
statistical areas 3
ka
VO
El
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pnpuad by Advance Naming
c
? aa a
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c--:: �✓�' a 3 t �. �n�!ccvr��L..f�. ��' FS�. ��": Ei.. �i� � �,A
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e
,`:• � S ,' _-F. � � - .yam 4 �1 ��\\ Li w '�4 rs����a 4r -�.� �1�c.
•1. o �.� �� •, y'""� ,..71 1. {i�.' "`<�, Ylrr { - iJ ram.
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GENERAL PLAN AMENDMENTS
Resolution Location
Number Number Date
6 8316 July 22, 1974 Fun Zone
g 8317 July 22, 1974 SE
Drive eand fJamboree Santa Barbara Road
11 8399 December 9, 1974 Jamboree and MacArthur
_ 12 8400 December 9, 1974 Lido Park Dr. & Lafayette
15 8401 December 9, 1974 Farallon
tween
Newport DCenter rive eDrive and
MacArthur Boulevard
14 8418 January 13, 1975 Harbor View Hills
19 8457 March 24, 1975 809 E. Bay Avenue
22 8483 May 12, 1975 Old Newport Boulevard SAP
1B 8557 July 28, 1975 Seaview
20 8558 July 28, 1975 Coast Highway & Jamboree Road
26 8630 November 10, 1975 Density Categories
30 8632 November 10, 1975 Upper Newport Bay '
33 8676. January 12, 1976 County Triangle
31 8649 February 9, 1976 Aeronutronic-Ford
76-1-B 8722 March 22, 1976 Newport Place
76-1-C 8722 March 22, 1976 Koll Center
76_2_A 8849 July 26, 1976 Bayside and Marine
76-3-A 8938 November 22, 1976 Dahlia and Fifth
76-3-B 8938 November 22, 1976 Harbor View Hills
76-3-C 8938 November 22, 1976 Central
lboa
Cannery avillage/McFadden
Square
76-3-E 8938 November 22, 1976 Coast Highway and Bayside Drive
76-3-F 6938 November' 22, 1976 Aeronutronic-Ford
76-3-G 8938 November 22, 1976 Consistency
76-3-H 8938 November 22, 1976 Island Avenue & Balboa Boulevard
76-3-I 8938 November 22, 1976. 807 E. Bay Avenue
76-3-J 8938 November 22, 1976 State Right-of-Way,
Newport
76-3-K 8938 November 22, 1976 General Industry
77-1-A 9035 March 28, 1977 207-215 19th Street
77-1-D 9035 March 28, 1977 Corona del Mar SAP
77-1-F 9035 March 28, 1977 Dahlia & Fifth
77_2-D 9192 September 19, 1977 MWD Reservoir
77-3-D 9231 December 12, 1977 Buildable Acreage
78-1-B 9411 August 14, 1978 Newport Terrace
78-1-C 9411 August 14, 1978 Cliffhaven
78-2 9485 December 20, 1978 10 sites
_ 78-3-�A 9476 December 20, 1978 University Drive
78-3-C 9476 December 20, 1978 Old Newport Boulevard SAP
79_1 9686 December 10, 1979 16 sites
80-1 9746 March 24, 1980 2 sites
80_2 9880 September 22., 1980 West Newport Triangle
81-1 82-41 March 12., 1982 Banning/Newport Ranch
B1_2 83-43 May 9, 1983 •4 sites
81-3 83-17 February 14, 1983 Marriott Hotel
82_1 83-104 October 24, 1983 North Ford/San Diego Creek South
82-2(a) 83-92 September 12, 1983 Four Seasons Hotel
82-2(b) 83-109 October 24, 1983 Belcourt
- 83-1(e) 83-107 October 24, 1983 Newport Center Residential
36
SPECIFIC AREA PLAN BOUNDARIES
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Specific Area Plan
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Specific Area Plan
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Specific Area Plan
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Specific Area Plan
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Specific Area Plan
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Balboa Bay Club
Specific Area Plan
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Specific Area" Plan
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Specific Area Plan
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Land Use Plan Map Errata
1. CalTrans West - Northwesterly corner of Superior Avenue and West Coast
Highway is designated Multiple-Family Residential.
49 '