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LAND USE ELEMENT OCT. 1988
LAND USE ELEMENT LAND USE ELEMENT � WPo Ak U � LIF oyt. October 1988 Adopted by the Newport Beach City Council October 24, 1988 Resolution No. 88-100 (Incorporates General Plan Amendments approved through August 2004) Table of Contents Introduction Page i The Amendment Process Page 1 City Council Proceedings Page 2 General Description of the Land Use Plan Page 3 Overall City Form Page 3 Development Policies Page 4 Major Land Use Plan Designations Page 21 Major Land Use Proposals for Each Area Page 27 Statistical Division A(West Newport Area).............................:...........................Page 27 Statistical Division B(West&Central Newport).................................................Page 33 Statistical Division C(Lido Isle)...........................................................................Page 41 Statistical Division D(Balboa Peninsula Area)....................................................Page 42 Statistical Division E(Balboa Island Area)..........................................................Page 45 Statistical Division F(Corona del Mar)............................................................. ..Page 46 Statistical Division G(Promontory Bay Area).....................................................Page 54 Statistical Division H(Newport Heights Area).....................................................Page 56 Statistical Division J(Westeliff/Santa Ana Heights Area).............. .................Page 60 Statistical Division K(Eastbay Area).......................................................... ........Page 67 Statistical Division L(Jamboree Rd./MacArthur Blvd.Area).............................Page 73 Statistical Division M(Harbor View Hills Area).................................................Page 86 Statistical Division N(Downcoast Newport Beach Area)....................................Page 95 Miscellaneous Residential Projections ...........................................................Page 96 CitywideGrowth Projections............................................................................................Page 97 EstimatedPopulation Increases...........................................................................I............Page 98 Maps No. 1 -Statistical Divisions Map ................................................I............I.............Page100 No.2-Commercial Areas Map................................................I............................Page 101 No. 3 -Flood Hazard Map.....................................................................................Page 102 No.4-Big Canyon Planned Community Text Map..............................................Page 103 No.5-Aeronutronic Ford Planned Community Text Map...................................Page 104 No.6-North Ford Planned Community Text Map...............................................Page 105 No.7-Koll Center Newport Planned Community Text Map...............................Page 106 No. 8-Newport Center Map.................................................................................Page 107 Specific Area Plan Maps: No.9-Newport Shores Specific Area Plan Map..................................................Page 108 No. 10-Cannery Village/McFadden Square Specific Area Plan Map.................Page 109 No. 11 -Central Balboa Specific Area Plan Map..................................................Page 110 No. 12-Old Newport Boulevard Specific Area Plan Map...................................Page 111 No. 13 -Mariners Mile Specific Area Plan Map.............................I.....................Page 112 No. 14-Corona del Mar Specific Area Plan Map................................................Page 113 No. 15-Land Use Plan Map...............................................................Follows Appendix A Other Appendix A(Approved General Plan Amendments)............................................Page 115 Introduction The Land Use Element of the Newport Beach General Plan is a long-range guide to the development of all lands within the Newport Beach planning area, including both public and private properties. The Land Use Element was first adopted in 1973. The Land Use Element has been amended many times since its adoption, but there has been no comprehensive review and update of the development policies which are intended to guide the planning process or a comprehensive correlation of the permitted land uses and the proposed circulation system. In February 1987, the City Council initiated amendments. The focus of these amendments was an assessment of desired levels of growth and correlating the Land Use Element and the Circulation Element. The process of correlating the Land Use and Circulation Elements began with the designation of permitted land uses and building density and intensity standards for all parcels of land within the City's planning jurisdiction. The Land Use Element is a word picture of the community at build out. The Land Use Element represents the desirable pattern for the ultimate, full development of the City of Newport Beach as determined at this point in time. While the document is not a final picture of the City of Newport Beach in the year 2010, it is an expression of what is desired for the future based upon today's knowledge and circumstances. The Land Use Element is an outgrowth of a continuous planning process that includes ongoing research into new ideas, and periodic review of the extent to which basic goals and objectives have been achieved. The comprehensive update of the General Plan began with an identification of those issues considered to be of primary importance. The primary concern was to insure that the traffic generated by the type and intensity of land uses within the City when it was fully developed would not generate more traffic than the ultimate circulation system could accommodate. There has long been a consensus that the City should consist of a mix of commercial and residential uses located and sized such that each was compatible with, and serve the interest of, the other. However, there has been disagreement over the intensity of development that should be permitted on any given site within the City. Early in the process, staff identified certain alternative densities, including trend growth,a Citywide .5 floor area ratio limit, and a no project alternative (retain existing designations). The evaluation of the various density and intensity limits was based upon a desire to preserve property owner's rights, allow for modest growth to insure economic vitality, and to insure that traffic generated by the use of land within the City could be accommodated by a circulation system that was not dominated by extremely wide streets carrying traffic, and generating noise inconsistent with surrounding residential communities. The Land Use Element text focuses on issues identified early in the amendment process. There has long been a consensus that the charm and beauty of the residential "villages" in i Land Use Element Newport Beach should be preserved, and enhanced. The preservation and protection of the bay and waterfront environment have been a consistent goal of the City since its incorporation. These objectives, and the policies and implementation measures necessary to accomplish them, constitute the bulk of this element. This Land Use Element places substantially greater restrictions on growth than the previous plan. These growth limits are necessary to insure the adequacy of current and proposed transportation facilities. However, additional growth is permitted and this growth is considered essential to the future of the City. Some additional development is necessary to insure a healthy economy or to encourage some redevelopment of property in the older sections of town, to preserve the rights of owners of residential and commercial property, and to provide a source for funding circulation system improvements beyond the capacity of the City's General Fund. This Land Use Element seeks to preserve the beauty and charm of the various unique residential neighborhoods, allow for growth sufficient to maintain a healthy economy and preserve property rights, and to preserve the unique marine environment that distinguishes Newport Beach from its neighbors. The land use patterns and density/intensity standards within the element insure a mix of commercial and residential uses that are located and sized such that each is compatible with, and,serves the interest of, the other. The new density and intensity limits reflect a determination that the City will be sensitive, but not a stave, to the impact of regional' traffic on our internal circulation system. ii Land Use Element The Amendment Process The goals, objectives and policies contained in this document were formulated through a process similar to that recommended by the State Office of Planning and Research (OPR-Guidelines). Many of the basic goals and objectives, such as the preservation of the unique residential neighborhoods have been developed in prior documents and form the basis for the initial stage of issue identification. Land use decisions have been the focus of controversy in the City of Newport Beach during the 1980's. The long-standing public debate on land use decisions helped determine the specific concerns of the community, identified the relative importance of the concerns, and helped identify solutions to those concerns. This public dialogue, since it occurred in the context of concrete land use decisions, made it relatively easy to identify the goals, policies and objectives considered vital by various segments of the community. Goal and issue identification was accompanied by extensive data collection. City staff obtained updated information as to existing development on all parcels of land within the City of Newport Beach. This process required 6 months to complete,but resulted in a comprehensive and complete picture of Newport Beach today. While this data was being collected,plans from other jurisdictions of similar size and location were reviewed and evaluated. Recently prepared comprehensive environmental assessments of major projects presented to the City Council were also reviewed and analyzed. In accordance with OPR Guidelines,these revisions to the Land Use and Circulation Elements were accompanied by a"rigorous examination" of all mandatory elements to insure internal consistency. Recent amendments to the Housing and Recreation and Open Space Elements were considered and policies in those documents have been reviewed for consistency with this element. The extremely broad, but still relevant, policies of earlier documents have been incorporated with relatively few changes, and comprehensive, concrete implementation measures have been developed to carry out those policies. Beginning in February 1988,the City sponsored the General Plan Outreach Program. The Outreach Program consisted of a series of 25 meetings, each of which was well publicized and well attended. Invitations were extended to every homeowners' association, business organizations, environmental groups and individuals known to be interested in land use planning or the future of the City of Newport Beach. Hundreds of people attended these meetings. The Mayor, members of the City Council, and Planning Department staff were present at each meeting. Staff,gave a thorough presentation of the issues identified to date,relevant data collected during the early stages of the process, and the various goals and objectives that had guided the City's planning process the past 15 years. The response from the community was outstanding, and the comments and criticisms received during that process were used by the City in revising the goals and determining the objectives of the community. Upon completion of the Outreach Program, a set of alternative plans was formulated, a preferred project selected, and consultants began preparation of a comprehensive environmental impact report. Preliminary drafts of the Land Use and Circulation Elements were prepared and presented to the Planning Commission. Land Use Element 1 City Council Proceedings The City Council held three lengthy public hearings on the 1988 amendments to the Land Use and Circulation Elements. The Council hearings followed five lengthy public hearings before the Planning Commission and continuing staff contact and discussion with members of the community who had expressed comments or concerns regarding the amendments. The Council received the documents recommended by the Planning Commission,the comprehensive staff reports,and copies of the environmental document well in advance of the first hearing. The first hearing was held on September 26, 1988, and testimony was taken on all facets of the proposed amendments. The second public hearing, on October 10, 1988,resulted in "straw votes" resolving some of the major issues that had surfaced during the public hearing process, such as ap- propriate residential densities on the peninsula and Connections to, the San Joaquin Hills Transportation Corridor. During the final public hearing on October 24, 1988, the Council took testimony on, and resolved the remaining issues such as appropriate floor area limits and above grade parking structures in commercial areas. The City Council and Planning Commission received more than 30 hours of public testimony during the amendment process. On October 24, 1988, the City Council approved amendments to the Land Use and Circulation Elements after certifying the environmental document as complete and adequate and making the findings required by the California Environmental Quality Act. The amendments ensure consistency between the Land Use and Circulation Elements and achieve the goals and objectives of the Council that were set when the amendment process was initiated in 1987. Land Use Element 2 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 the sense of a common, shared resource. Many of the newer developments, located inland from the bay, have been based on a "Planned Community" concept, resulting in a furtherance of the village form even where no major geographic division exists. The various villages provide for a wide variety of type and style of development, both residential and commercial. The City includes lower density single family residential areas, as well as more intensively developed residential beach areas. Commercial areas range from master planned employment centers to marine industrial and visitor commercial areas. This wide range of development types provides both visual interest and community diversity. The Land Use Element proposes that the City build on this existing "grouping of villages" form and character, and, where possible, strengthen both the physical identity and functional efficiency of this form through such means as: 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 high quality and prosperous neighborhood commercial centers to serve the village areas; 5. Provision for public and semi-public facilities(schools,parks,churches, etc.)to serve each village area; 6. Managing residential development(as discussed herein and in the Housing Element); 7. Managing the intensity of commercial development; 8. Guiding the character of commercial districts [GPA 95-1 (C)]. The City shall encourage the formation of independent homeowners groups and associations within each of the villages that make up the City, and the City will cooperate with such groups and their representatives for the improvement of the environment and physical facilities within its villages. Land Use Element Page 3 Development Policies The primary objective of this Land'Use Element is to provide for an orderly balance of residential, retail, commercial and public service facilities located to insure easy and convenient access to basic services,with an emphasis on preserving and enhancing the unique beauty, character,charm and quality of life found in the various residential and commercial villages in the City of Newport Beach. The policies and implementation measures necessary to achieve this objective are as follows: Policy A. The City shall provide for sufficient diversity of land uses so that schools, employment, recreation areas, public facilities, churches and neighborhood shopping centers are in close proximity to each resident of the community. DISCUSSION The Land Use Element seeks to locate shopping centers recreational facilities and other uses required of the public in close proximity to each resident of the community. An appropriate mix of land uses will minimize traffic by reducing total vehicular miles traveled. Reductions in peak hour traffic can be achieved through programs by which employers, through subsidies or other incentives, encourage employees to reside close to the place of employment. While such programs may be difficult to develop and implement, they represent one of the limited number of potential solutions to peak hour traffic problems and warrant further study. Certain uses, such as senior citizen housing facilities, and recreational facilities, support community needs, but do not easily fit into one of the major land use categories. These uses may be appropriate in any zoning district, subject to controls, if traffic generated by the project is no greater than the predominate use allowed in the area, will not otherwise adversely affect the health, safety or welfare of the community. IMPLEMENTATION 1. Study and evaluate programs for the development of employee housing close to the place of employment. 2. Permit certain land uses which support community needs, such as senior citizen housing facilities and recreational facilities in any zoning district provided that the proposed project does not generate more peak hour traffic than that which would result from the designated land use at maximum density, and provided further that, to the extent permitted by state law, the project is approved pursuant to a use Land Use Element Page 4 I� permit to insure that any unique characteristics of the structure or use proposed for the property will not adversely affect adjoining or nearby land uses. 3. City shall prepare specific area plans for the commercial/retail sections of Old Corona del Mar, Old Newport Boulevard, and Central Balboa with the view towards retention of uses that serve adjoining and nearby residential areas. Policy B. To insure redevelopment of older or underutilized properties, and to preserve the value of property, the floor area limits specified in the Land Use Element allow for some modest growth. To insure that traffic does not exceed the level of service desired by the City, variable floor area limits shall be established based upon the trip generation characteristics of land uses. [GPA 96-1(D)J. DISCUSSION Traffic projections described and discussed in the report prepared by Austin Foust are based upon the additional growth authorized in this Element and the trip generation characteristics of the various uses that make up the four major land use categories. Analysis of existing development suggests that retail and commercial areas typically generate 36 average daily trips for each 1,000 square feet of building area. Certain commercial and retail uses generate more average daily trips than others. For example, restaurants and fast food outlets generate 6 to 10 times more P.M. peak traffic than hotel or motel uses. General office more than 3 times the A.M.peak hour traffic than restaurant uses. Mini-marts generate more average daily trips than any use, but the trips are spread out during the day with little impact on peak hour traffic. To insure an appropriate mix of uses which will not overburden the circulation system, floor area limits should be based, within limits, on the trip generation characteristics of land uses. However, the City must exercise strict control over both the size of the structure and uses permitted to insure the trip generation characteristics of the project do not exceed those anticipated for the "base Floor Area Ratio" limits established by this element. IMPLEMENTATION 1. The building intensity standards specified in this element establish a base floor area ratio within commercial areas and these limits shall be maintained except as provided in this policy. 2. The City shall establish a variable floor area limits based upon the trip generation characteristics of land uses. The variable floor area ratio limits shall be based upon the following criteria: Land Use Element Page 5 a. The "base FAR' sets a square footage amount for the'site or statistical area based on the estimated weekday vehicle trip generation rate and the number of weekday vehicle trips during peak traffic hours .These factors shall establish the "Traffic Generation Limit" for the site or statistical area in question. b. Land uses with significantly higher than average estimated weekday vehicle trip generation rates or with a significantly high number of vehicle trips during peak traffic hours shall be limited to a reduced FAR calculated pro rata on trip generation characteristics c. Land uses with significantly lower than average estimated weekday vehicle trip generation rates or with a significantly low number of vehicle trips during peak traffic hours shall be increased to a maximum FAR calculated pro rata on trip generation characteristics. d. Individual properties may be allowed to exceed the base FAR up to the maximum FAR established for the statistical area in which the property is located if the mix of existing and approved land uses does not exceed the statistical area's base FAR and if there are no undeveloped or underdeveloped properties of sufficient size which, if developed, would cause the statistical area's base FAR to be exceeded. e. The "base FAR" established for a statistical area can be exceeded up to a the "maximum FAR' if it can be demonstrated that the traffic generated from the proposed use does not exceed the "traffic generation limit" either in terms of total or peak hour trips. The increased FAR would be subject to: 1) Discretionary review by the City; and 2) A finding that the building tenants would be restricted to the uses upon which the traffic equivalency was based; and 3) A finding that the increased FAR does not cause abrupt scale relationships with the surrounding area;and 4) The-recordation of a restrictive covenant which would bind future owners to the low trip generation uses which justified exceeding the base FAR. Land Use Element Page 6 Policy C. Commercial, recreation or destinatiory visitor serving facilities in and around the harbor shall be controlled and regulated to minimize tragic congestion and parking shortages, to ensure access to the water for residents and visitors, as ivell as maintain the high quality of life and the unique and beautiful residential areas that border the harbor. DISCUSSION Newport's bay and ocean beaches attract millions of visitors each year. The City's policies with respect to public access to,and use of,the beach,bay,and the visitor serving facilities nearby are regulated primarily by provisions in the Land Use Plan of the Local Coastal Program. The policies in this element are to be interpreted and implemented in a manner consistent with the provisions of the Local Coastal Program. The residents of Newport Beach have, for many years, expressed concern about heavy summer weekend traffic, especially on Balboa Peninsula, and localized congestion in and around the more intensely developed waterfront areas such as Lido Marina Village and Mariner's Mile. Traffic congestion and the absence of available parking makes it difficult for visitor and resident alike to access the beach and bay and enjoy the many activities along the waterfront. The City intends to insure that visitor serving facilities provide adequate off-street parking to accommodate their customers and clients and thereby insure as many parking spaces as possible will be available to the public. The City has also embarked upon a program to insure the highest quality of water in the bay and along our ocean beaches. Newport Harbor is heavily used by recreational boaters and this, combined with a rapid increase in commercial activities, has created both congestion within the Harbor and increased the potential for discharge of human waste directly into the bay. Efforts to minimize the potential for discharge of human waste into the Bay and to control commercial operations to insure a pleasant environment for visitors and residents must continue and intensify if the need arises. IMPLEMENTATION 1. Residential and commercial structures(except piers and docks used exclusively for berthing of vessels) shall not be permitted to encroach beyond the bulkhead line. 2. The City shall maintain, to the maximum extent permitted by law, control over commercial activities conducted in the harbor to ensure, among other things, that such businesses provide adequate parking to accommodate their customers and clients and provide adequate marine sanitation facilities to minimize pollution of the bay. Regulations shall extend to all businesses, whether or not operating from a fixed place of business. 3. The City shall establish restrictions on the number of persons permitted to live Land Use Element Page 7 aboard vessels assigned to moorings installed over City tidelands. The City shall also consider the adoption of ordinances regulating or restricting the number of commercial activities conducted on the waters of Newport Bay if and when problems associated with such activity, such as parking, marine sanitation and noise adversely affect the quality of the marine environment. Policy D. The siting of new buildings and structures shall be controlled and regulated to insure, to the extent practical, the preservation of public views, the preservation of unique natural resources, and to minimize the alteration of natural land forms along bluffs and cliffs. DISCUSSION Newport Beach has developed around and along extremely unique and valuable land forms and resource areas. The City's charm and character, as well as the value of residential and commercial property,are all tied to preserving,protecting„and enhancing Upper and Lower Newport Bay, the oceanfront beaches, and other valuable resources within the City. The City's commitment to preservation and enhancement of these areas is demonstrated by its role in the Upper Newport Bay restoration project. The City was the lead agency in both the development and administration of this project. The natural resources within the City should be enjoyed by residents and visitors alike. Given the value of ocean or bayfront property, there is constant pressure to develop property in and around the bay and beaches. While the City remains committed to protect private property rights, it is also committed to regulate the placement of buildings and structures in areas adjacent to valuable natural resources or environmentally sensitive habitats. IMPLEMENTATION Location of Structures 1. Development of Coastal Bluff Sites. Natural coastal bluffs represent a significant scenic and environmental resource. As used in this Section, "coastal bluff' is any natural landform having an average slope of 26.6 degrees (50%) or greater,with a vertical rise of 25 feet or greater. Where there is some question as to the applicability of this section to a specific landform,a determination as to whether or not the specific landfonn constitutes a coastal bluff shall be made by the Planning Commission,consistent with the purposes of this regulation. 2. In order to preserve these unique landforms, developments proposed for coastal bluff areas shall be subject to the following regulations: Land Us'eElenlent page 8 a. The following regulations apply to all building sites on existing subdivided lots, and residential subdivisions containing less than four units: 1) Grading.Permitted development shall be designed to minimize the alteration of natural landforms along bluffs and cliffs. In areas of geologic hazard, the City shall not issue a building or grading permit until the applicant has signed a waiver of all claim against the public for future liability or damage resulting from permission to build. All such waivers shall be recorded with the County Recorders Office. 2) Geologic Report. To promote public safety, a geologic study shall be performed for each site to determine areas of potential instability. The bluff areas of potential hazard or instability shall be indicated on maps as a part of any development plan. 3) Shoreline Protective Devices. In the event of an impending or existing natural disaster or other emergency, a property owner, upon the approval of a building and/or grading permit by the City Grading Engineer and Building Official, may install temporary shoreline protective devices,material, or other suitable construction to protect a coastal bluff. Prior to the approval of a building and or grading permit for the construction or installation of the emergency protective device or material, the City Attorney shall approve as to form and content a document signed by the property owner stipulating that said material or devices will be removed im- mediately upon the termination of the threat to the property. In addition, said agreement will also provide for the waiver of all claims and indemnify the City against liability for any damage resulting from approval to install said emergency protective material or devices. The property owner may elect to apply for the appropriate local and state permits to retain the protective material or devices after the threat to the property no longer exists, in which case the agreement shall be modified to state that upon exhaustion of all local and state administrative procedures to retain said material or devices, said material or devices will be removed in the event that the appropriate applications are denied. b. In addition to the regulations set forth above, the following regulations apply to all new tracts and subdivisions.If the development is residential in nature, these regulations will apply to all new subdivisions containing four or more units. 1) Setback Requirement. A bluff setback adequate to provide safe public access, taking into account bluff retreat and erosion, shall be Land Use Element Page 9 provided in all new development. As a general guideline, property lines shall be set back from the edge of the bluff no closer to the edge of the bluff than the point at which the top of the bluff is intersected by a line drawn from the solid toe of the bluff at an angle of 26.6 degrees to the horizontal. A greater setback distance shall be required where warranted by geological or groundwater conditions, but in no case shall a property line be closer than 40 feet to the edge of the bluff. In addition, there shall be a building setback of 20 feet from the bluffside property line. This required building setback may be increased or decreased by the Planning Commission in the review of a proposed site plan consistent with the purposes of this section. 2) Environmentally Sensitive Habitats and Riparian Areas. There are many areas within the City of Newport Beach that are environmentally sensitive in nature. For the most part, these are water-associated habitats such as marine intertidal, riparian, or marsh areas. a. The following environmentally sensitive areas shall be preserved and protected, and no structures or landform alteration shall be permitted within these areas,except as provided in Section d.below: 1) Areas supporting species which are rare, endangered, of limited distribution,or otherwise sensitive 2) Natural riparian areas 3) Freshwater marshes 4) Saltwater marshes 57 Intertidal areas 6) Other wetlands 7) Unique or unusually diverse vegetative communities b. Where there is some question as to the applicability of this section to a specific area, a determination as to whether or not the specific area constitutes an environmentally sensitive area shall be made by the Planning Commission,consistent with the purposes of this regulation. C. These policies are not intended to prevent public agencies and private Land Use Element Page 10 property owners from maintaining drainage courses and facilities, sedimentation basins, public infrastructure, and other related facilities in a safe and effective condition with minimal impact on the environment. d. When the environmental process demonstrates that adverse impacts can be mitigated to an acceptable level, or that the benefits outweigh the adverse impacts, the Planning Commission may approve a development plan in an environmentally sensitive habitat or riparian area. 3. Geologic Hazard Areas.There are areas within the City of Newport Beach that the natural geological processes can pose a threat to the public health, safety, and welfare. These areas contain earthquake faults, existing or potential landslides, areas with expansive or collapsible soil, excessive settlement and subsidence, and areas subject to potential erosion and siltation. The following policies shall apply to all areas of potential geologic hazard: a. No structures shall be permitted in areas of potential geologic hazard, except as provided in Section b. below. b. When the environmental process demonstrates that adverse impacts can be mitigated to an acceptable level, or that the benefits outweigh the adverse impacts, the Planning Commission may approve a development plan in an area of potential geologic hazard. 4. Residential Areas Impacted by Noise Levels Greater than 65 CNEL. Due to noise sources such as roadways and aircraft overflights, certain residential areas are impacted by exterior noise levels in excess of 65 CNEL. The following policies shall apply to residential subdivisions of four or more units where the existing or future exterior noise levels are greater than 65 CNEL: a. No new residential development shall be permitted within any area where the noise levels are greater than 65 CNEL, unless the environmental process identifies specific mitigation measures that result in exterior areas of any residence, such as patios and other public and private recreation areas,being mitigated to less than 65 CNEL. b. In addition to mitigating exterior noise levels to less than 65 CNEL, all interior portions of a residence shall not exceed 45 CNEL. Land Use Element Page 11 Policy E. Provisions shall be made for the encouragement or development of suitable and adequate sites for commercial marine related facilities so as to continue the City's historical and maritime atmosphere, and the charm and character such businesses have traditionally provided the City. DISCUSSION The Land Use Plan of the City's Local Coastal Program contains the policies and implementation measures necessary and appropriate to maintain and develop coastal dependent and coastal related uses. The contents of this document should be interpreted in a manner consistent with the revisions of the Land Use Plan of the Local Coastal Program. The City has demonstrated its commitment to preserve and enhance the marine environment by adopting and implementing the Cannery Village, McFadden Square Specific Area Plan and the Mariner's Mile Specific Area Plan. IMPLEMENTATION 1. Continue to implement provisions of the Mariners' Mile and Cannery Village- McFadden Square Specific Area Plan. 2. Cooperate with property owners and other agencies relative to requests for designation of certain structures to be of historical significance. Policy F. The City shall develop and maintain suitable and adequate standards for landscaping, sign control, site and building design,parking and undergrounding of utilities and other development standards 10 insure that the beauty and charm of existing residential neighborhoods is maintained, that commercial and office projects are aesthetically pleasing and compatible with surrounding land uses and that the appearance of, and activities conducted within, industrial developments are also compatible with surrounding land uses and consistent with the public health, safety and welfare. DISCUSSION The City of Newport Beach contains a wide variety of residential communities. The older residential neighborhoods in Old Corona del Mar, on Balboa Island, and on Lido Isle are characterized by relatively small lots; the close -grouping of residential units and older structures, all set in unique geographical areas characterized by natural beauty and charm. Many of the newer residential communities, located inland from the Bay, have been developed under the Planned Community concept with special setback, open space and j height restrictions which distinguish one project from another. In all communities, an Land Use Element Page 12 effort has been made to control the height, bulk and location of structures within these communities to preserve their character and charm and the following implementation measures will further that goal. The City has adopted development standards which are intended to insure that new and existing projects are compatible with surrounding land uses. Development and redevelopment patterns within existing neighborhoods may require periodic revision to the development standards to insure they are as effective as possible in preserving the village atmosphere without creating an undue burden on the property owner and his or her ability to generate housing for all economic segments of the community. IMPLEMENTATION 1. The City shall maintain, and amend as appropriate, development standards pertaining to height, setbacks,building,bulk, open space,and other criteria that are consistent with each unique residential area, to insure that new development and redevelopment within these neighborhoods does not create abrupt scale relationships between new and existing structures, does not create a "storefront" streetside appearance and does not otherwise adversely affect the character of the area. 2. The City shall evaluate building bulk,setback,height and open space requirements for the older,but redeveloping,neighborhood of Old Corona del Mar. 3. The City shall adopt and/or maintain ordinances which, to the maximum extent permitted by law, regulate or restrict the placement of permanent and temporary signs, radio antennas, satellite dishes, and other visually obtrusive objects the presence of which can alter the character of residential and commercial neighborhoods. 4. The City shall maintain, and monitor the effectiveness of, the existing ordinance which regulates the location of adult businesses, massage parlors and escort services in relation to residential uses,educational facilities, churches,etc. 5. Maintain, and revise, if necessary, those ordinances which regulate the operational characteristics of certain uses, such as restaurants, service stations, and entertain- ment establishments, which by their nature may create noise, traffic and parking problems in their immediate area. Land Use Element Page 13 Policy G. Restrict certain types of land use conversions or forms of ownership which, by their nature, reduce available housing, are incompatible with residential uses, or present police, health, orsafetyproblems. DISCUSSION As more fully discussed in the Housing Element,the City has a duty to provide housing for all economic segments of the community. A large proportion of the City's low-and moderate-income housing stock is in the form of mtilti-family rental units, Given the high cost of land in the City of Newport Beach there is economic pressure to convert rental units to condominium or cooperative form of ownership. In the absence of regulations, it is likely that the existing multi-family rental stock would suffer substantial reductions. Certain forms of ownership, by their nature, present unique issues. Time-share projects differ in many aspects from other transient visitor facilities in types of construction, forms of ownership, patterns of use, occupancy, and commercial management. These unique features can have effects on both the areas immediately adjacent to the time- share and the City as a whole. Another significant issue involves the loss of Transient Occupancy Tax (TOT) revenues associated with time-share development or conversions. Consequently, special land use and property development regulations for time-share developments are necessary. IMPLEMENTATION 1. Maintain the restrictions on conversions of multi-family dwellings to a condominium form of ownership unless the vacancy rate of rental units within the City of Newport Beach exceeds 5%. 2. Time-share projects shall address potential impacts to adjacent properties during the marketing phase of the project. 3. Time-share projects shall guarantee the future adequacy, stability, and continuity of a satisfactory level of management and maintenance of a time-share project. 4. Time-share projects shall be approved only in conjunction with a development agreement and pursuant to terns that do not adversely impact the City's fiscal ability to provide a high level of municipal services. Land Use Clement Page 1'4 Policy H. Continue to oppose the lease of offshore tracts to oil producers and prohibit the construction of new onshore oil facilities except as may be necessary in conjunction with the operation of the West Newport oilfield. DISCUSSION The City of Newport Beach and other coastal communities in Southern California have long opposed the federal government's offshore oil leasing programs. The City and its residents rely heavily on the bay and oceanfront beaches for recreation and much of the City's economy is based upon its natural resources. Development of offshore tracts poses the threat of significant oil spills and resulting ecological damage. The presence of offshore oil facilities a few miles off the coast is aesthetically unpleasing much like a billboard on a scenic public highway. The City's efforts in the past have been successful but new federal leasing programs are now being proposed. It is important to monitor the federal government's action, to comment where appropriate, and to inform responsible agencies of the City's opposition to offshore oil development. IMPLEMENTATION 1. Preserve, and strengthen if necessary,the current prohibition on the construction of onshore oil processing, refining or transportation facilities, including facilities designed to transport oil produced from offshore tracts. 2. Continue to monitor the federal government's offshore oil leasing programs to insure the City and its citizens are fully aware of all proposed offshore activities, which could adversely affect the coastal environment, including participation in the Local Government Coordination Program or other similar programs. 3. Oppose and lobby against proposed lease sales off the coast of Orange County and elsewhere in the Southern California region, which could adversely affect the environment.or the economy of the City of Newport Beach and assist jurisdictions in other areas of the state which are opposed to offshore lease sale programs in their vicinity. Policy I. Restrict and control development in flood hazard areas. DISCUSSION The State Zoning &Planning Act requires the Land Use Element to identify areas covered by the Plan which are subject to flooding and requires annual review of all such areas. Land Use Element Page 15 Relatively few portions of the City of Newport Beach are situated within potential flood hazard zones and those areas are depicted by the map at the end of the Element. IMPLEMENTATION 1. Require hydrologic analysis for all projects located within flood hazard areas. 2. Periodically review the Emergency Disaster Plan to insure adequate ability to respond to flooding. Policy J. City shall aggressively pursue annexation of territory within its sphere of influence with due consideration given to costs and benefits associated with incorporation. DISCUSSION Three large unincorporated areas are located within the City's sphere of influence. The City has repeatedly expressed its interest in annexing Irvine Company owned property southerly and easterly of Corona del Mar (the Down Coast). This area is currently uninhabited and the decision to annex is presently in the hands of the property owner. The City is willing and able to render all forms of municipal service to this area, as well as guarantee, to the extent possible, completion of the development plan which has been approved by the City of Newport Beach, the County of Orange, Friends of the Coast and other environmental groups,as well as the Coastal Commission. The City has expressed an interest in annexing the large undeveloped area that lies northerly of Oxbow Loop and easterly of the Santa Ana River Channel. This territory is also uninhabited and annexation to the City of Newport Beach must be approved by the property owner. Again, the City is willing and able to provide all necessary municipal services if and when annexation is to occur. The third large area within the City's sphere is Santa Ana Heights. This territory is inhabited but certain obstacles to annexation now exist and the decision to annex will ultimately be made by the residents. IMPLEMENTATION i. The City shall take all steps necessary to annex the coastal strip southerly of the current corporate limits between the ocean and City of Irvine. A pre-annexation agreement which would guarantee completion of the plan approved by the City of Newport Beach, County of Orange,Friends of the Coast, and other environmental groups should be actively considered. 2. The City shall be receptive to proposals to annex the large parcel northerly of Land Use Element Page 16 Oxbow Loop. 3. Annexation of the Santa Ana Heights area should be pursued once the Mesa/Birch alignment has been determined and City concerns relative to water rights and other public facilities have been resolved. Policy K. The land use designations and building intensity standards in this Element reflect limits on John Wayne Airport imposed by the Airport Settlement Agreement and the provisions of that Agreement have become an integral part of the land use and planning process of the City of Newport Beach. The City should take all steps necessary to preserve and protect the Agreement, as well as assist in the selection of a second commercial airport which, in conjunction with John Wayne Airport, could serve a majority of the County's short and medium haul demand. DISCUSSION In 1985 the City, County, SPON and AWG entered into a comprehensive Settlement Agreement which authorized limited expansion of John Wayne Airport. This Agreement was a culmination of six years of litigation during which more than$2,000,000 was spent by the City protecting the interest of its residents. The limits imposed by the Agreement run through the year 2005 and have been fully considered in establishing the land use designation and building intensity standard's for all parcels within the City of Newport Beach. The City recognizes that John Wayne Airport is now, and will always be, incapable of meeting all of Orange County's air transportation demand. The City should assist in the selection of a site for a second commercial airport which,in conjunction with John Wayne Airport, could serve a majority of the County's short and medium haul demand for air transportation. IMPLEMENTATION 1. Preserve and protect the integrity of the airport settlement agreement. 2. Actively encourage all responsible agencies to promptly pursue the selection and development of a second commercial airport capable of serving a substantial portion of the County's short and medium haul air transportation demand. Policy L. The City shall encourage its community commercial districts to reflect and complement the high quality of its residential areas. The City shall promote the prosperity of its Land Use Element Page 17 several community commercial districts through the adoption and application of its planning, zoning, building and public works codes, regulations,policies and activities. DISCUSSION: Importance. In addition to necessary goods and services, community commercial districts provide identity to the City's villages, foster a sense of community, and offer a center for socializing and public events. Community commercial' districts provide employment and income opportunities as well as municipal revenue to support essential services. Revitalization. Considering their importance, the City's community commercial districts should receive to the greatest extent practicable the same support and advantages provided in privately managed malls and government redevelopment areas to keep pace with customer preferences and changes in retail marketing. This includes a variety of programs typically included within municipally sponsored revitalization efforts such as upgraded design, landscaping, pedestrian facilities, vehicle access, parking management programs, flexibility in building use, marketing research, joint advertising, and proactive and selective tenant recruitment to achieve optimum tenant mix. The goal of revitalization is to increase resident support of community commercial areas and to increase the number and spending power of visitors and tourists needed to support the City's large amount of commercial building space. Revitalization will attract specialty stores away from malls and outlets and provide the City's many restaurants with amenities in addition to the ocean and bay. Revitalization will help the City's businesses compete with inland shopping areas by providing the broad range of goods and services needed to attract high spending shoppers. Revitalization will increase commercial occupancy, raise the level of building maintenance, decrease City service costs while increasing revenues and add value to surrounding residential areas. Promise and Potential. Throughout the nation, revitalized historic commercial districts with charm and character create both pride and profits. These aspects of Newport Beach community commercial distriots, coupled with their proximity to the ocean and bay, provide unique benefits unavailable to other cities. With these advantages and proper management,Newport Beach commercial districts can.compete effectively with those in other cities to better serve the City's residents. IMPLEMENTATION Guidelines. 1. The City desires to promote quality community commercial areas that reflect the City's attractive, enjoyable and valuable residential areas. Attractive in the sense of architecturally and aesthetically stylish with enduring designs, materials and Land Use Element Page 18 landscaping. Enjoyable in the sense of both pride of ownership and compatibility with neighbors and community goals. Valuable in the sense of both market price and municipal revenue. 2. The City recognizes that its regulations and requirements have a significant effect on the success and the viability of commercial districts and individual businesses. 3. The City recognizes that its community commercial districts are village-like and thus pedestrian and outdoor oriented and that enhancement of these attributes is necessary for successful revitalization. 4. The City recognizes that the older and historic buildings within its community commercial districts often require special consideration and concessions. 5. The City recognizes that "Looking Good is Good Business" and that well designed and maintained business districts are the most successful. 6. The City recognizes that to be successful its business districts must appeal to residents, visitors and tourists. 7. The City recognizes that the success of community districts may require that commercial space be consolidated into central cores. Organization and Financing 1. The City shall promote and support the formation of Business Improvement Districts, Merchant Associations and similar organizations within community commercial districts to provide financial, marketing and management assistance. 2. The City shall encourage and support the formation of assessment and parking districts and shall pursue grants, public/private partnerships, low interest loans and other mechanisms to finance public and private improvements. Planning and Building 1. The City shall encourage and support design projects to create architectural themes for individual business districts. The City shall adopt or amend Specific Area Plans, sign codes and other ordinances to implement approved designs. 2. The City shall encourage the refurbishment, remodeling and modest expansion of older, nonconforming buildings within community commercial districts by grandfathering such nonconforming uses when feasible and practicable. 3. The City shall continually seek to streamline its permitting processes to Land Use Element page 19 minimize paperwork and shorten time frames including the requirements for obtaining Use Permits. 4. The City shall review its onsite vehicle parking requirements within community commercial districts and consider district-wide parking solutions which takes into consideration the needs of visitors and surrounding residents. 5. The City shall, in the application of its codes and regulations, give special consideration to the needs of restaurants in recognition of the high level of benefits they provide to the local economy. 6. The City shall utilize the less stringent historical building codes whenever feasible and practicable to promote the restoration of older commercial buildings. 7_ The City shall consider density bonuses or other incentives to encourage conversion of commercial structures which are peripheral to the central core. Such conversions may include bed and breakfast inns, churches, schools, boat facilities, multifamily residential and similar establishments which are compatible with commercial uses and which provide a reasonable economic return to land owners. 8. The City shall review uses permitted within commercial areas adjacent to residential areas to provide more resident serving and resident compatible uses. 9. The City shall consider variance and exemption procedures for the Assistant City Manager/Community and Economic Development, the Planning Commission and the City Council to provide for unique or unforeseen circumstances which may unduly penalize quality projects. Public Works 1. The City shall approve designs for streets, sidewalks, and other public improvements to complement' the pedestrian orientation of its community commercial districts. 2. The City shall review its capital improvement programs for their impacts on the pedestrian orientation and other important aspects of community commercial districts. 3. The City shall approve encroachments or rental agreements in the public right of way when practicable and feasible to foster commercial building restoration, outdoor dining and other techniques to support revitalization of community commercial districts. (GPA 95-1(C)], Land Use Elernent Page 20 Major Land Use Plan Designations The Land Use Plan illustrates the proposed use and development of all lands in four major categories: 1. Residential 2. Commercial 3. Industrial 4. Public, Semi-Public and Institutional These major land use categories are broken down into sub-categories, and further described. The uses described in these land use categories should be considered as predominant, proposed uses and additional land uses may be established for specific areas of the City. Each area of the City is described in the land use plan, an appropriate land use designation specified as well as any additional specific land uses and a density or intensity of development established. Within these assigned intensities of development,transfers of development rights or clustering of development to result in more efficient use of land or increased visual open space may be permitted, subject to the specific provisions of the Newport Beach Municipal Code. In approving a transfer of development rights, a finding must be made that the building scale and intensity between the sites involved in the transfer result in a net benefit to the esthetics of the area. In some cases a mixture of two or more land use types are allowed. This is indicated on the Land Use Map by alternating stripes of the appropriate coding colors. In addition, certain areas have been designated for further, more-detailed study, leading to the development of Specific Area Plans for physical improvement. These Specific Area Plans may include local street pattern revisions, parking areas, public improvements in the street right-of-way (such as landscaping, lighting, street furniture and signs) and architectural design standards and criteria for private development. It is recognized that Specific Area Plans may take several years to develop and adopt. In the interim, the existing Site Plan Review requirement will assure the accomplishment of General Plan objectives. Non-Conforming Structures and Uses There are existing land uses which are inconsistent with the provisions of this plan. These inconsistencies fall into two categories, use inconsistencies and intensity or density inconsistencies. The continuation of existing non-conforming land uses is permitted; and alterations and additions to non-conforming structures are governed by the Non-Conforming Uses section of the Newport Beach Municipal Code. The non-conforming provisions of the Zoning Ordinance shall be reviewed to ensure fair and equitable treatment of properties and structures made non-conforming by the October 24, 1988 amendments to floor area limits for commercial properties and minimum lot size standards for Land Use Element Page 21 residential properties. The provisions of the Zoning Ordinance relative to the right to rebuild structures damaged by fire, earthquake or other disaster shall be reevaluated to ensure fair and equitable standards allowing reconstruction of non-conforming buildings. This land use plan contains projections for both commercial and residential development.In areas where existing development is non-conforming only by virtue of intensity or density limitations, the existing land use and intensity has been carried forward within the projections. In cases where an existing development is non-conforming by virtue of land use, the projections assume conversion to a use consistent with the plan. Residential Areas designated residential are to be used predominantly for dwelling units, but may also accommodate certain incidental uses. This section describes the concepts used to define and limit residential development. These are subdivision, density limits and the residential classifications, which together are used to project dwelling units and population as required in the Land Use Element. Subdivision. There is the potential for subdivision of residentially designated areas in the City. All subdivisions shall be consistent with the provisions of the Subdivision Code, with exceptions granted only so long as dwelling unit limits are not exceeded. In addition, some area descriptions set forth more stringent minimum subdivision requirements from which exceptions may not be granted, unless the subdivision does not result in the creation of additional lots. In new subdivisions, the minimum lot sizes set forth for each area shall be "Buildable Lot Area" as defined below. In areas with no subdivision lot standard, no subdivision will be allowed which results in additional dwelling units. Subdivision for the purpose of allowing condominium development on existing parcels in two family and multi-family areas is permitted. Density. Dwelling unit limits are set forth for each area of the City in the Land Use Proposals section of the Land Use Plan. These specific allocations have been used in lieu of density categories to minimize any confusion or inconsistent interpretation of the residential limits. In some areas, a specific square footage of land area is required for each dwelling unit. In these cases, the allowed dwelling units shall be calculated on the "Buildable Lot Area", which is defined as: Buildable Lot Area. The buildable lot area is the net parcel area less any slope areas greater than Two to One (2:1) and less any submerged lot area. However, all legally subdivided lots may be developed with at least one duelling unit. The calculation shall include dedication areas[GPA 95-1(B)]. Notwithstanding these density limits, California State law supersedes local land use regulation and allows certain increases to residential development, such as mandatory density bonuses for the provision of affordable housing, and the ability to add "granny units" in single family areas, subject to the approval of the City. Additional dwelling unit and population projections for density bonuses and granny units have been included in the final residential projections which are I Land Use Element Page 22 dwelling unit approvals the City has made since 1984, and the based on the number of increased g pp Y land available for density bonuses. Residential Classifications. The residential land use categories defined below reflect various product types of housing in the City of Newport Beach. The application of these categories to the Land Use Plan and Map is a way of illustrating the patterns of residential development in the City. In many cases, the specific area descriptions in the land use proposals section allow more than one product type in the area discussed. In those cases, the map illustration-is not intended to limit future development to that product type, but is merely depiction of anticipated development, given the density allowed in the area. The language in the Land Use Element text is the controlling factor in these instances. The residential land use categories are described below, and are set forth in a specific order which form a hierarchy of residential land use. Each, residential category allows the uses contained in that description, as well as the allowed residential types described in the preceding category(ies). Single Family Detached. This land use category has been applied to all single family detached subdivisions, and to vacant parcels where the development is anticipated to follow that product type. These areas are characterized by one single family dwelling constructed on each individual subdivided lot. Single Family Attached. This land use category has been applied to existing townhouse and condominium projects of ten dwelling units or more; and to vacant areas where development is anticipated to follow that product type. These are characterized by individually owned, attached dwelling units constructed on common lots or on footprint lots with common open spaces. Two Family Residential. This land use category has been applied in areas which allow the construction of two dwelling units, either attached or detached, on a single subdivided lot. This category allows either single ownership or condominium development. A minimum of 2,000 sq. ft. of buildable lot area is required for two-family development. This required lot size shall be the subject of additional study to determine the appropriate minimum lot size for this type of development. Multi-Family Residential. This land use category has been applied where multiple dwelling units are allowed on a single subdivided lot. Smaller condominium and other individually owned attached housing project are also given the designation, and this category allows either single ownership or condominium development. In addition to the residential uses described in the above classifications, certain other uses may be appropriate in residential areas. These uses are to be governed by the requirements of the Newport Beach Municipal Code, and are: Recreational Facilities developed as part of residential development, Senior Citizen Housing Facilities (where occupancy is limited to elderly persons, as defined by State or Federal law), public utility stations developed as part of residential development and parking lots. Land Use Element Page 23 These uses are generally subject to the development limits established, but senior citizen housing facilities may require higher dwelling unit limits. This is allowed and is consistent with the General Plan when a finding can be made that the use is of particular benefit to the City and that the traffic generated by the project is no greater than the predominant use allowed in the area. Senior citizen housing facilities must conform to the floor area limits of the applicable residential zone. Commercial Areas designated for commercial are to be used predominantly for the conduct of private business ventures, but may also accommodate incidental uses and in certain cases mixed use residential may also be appropriate. The specific character of mixed land uses are defined for each commercial area in the land use proposals section. Also defined are intensity limits, which usually takes the form of a Floor Area Ratio (FAR) or a specific square footage limit. loor Area Ratio is defined as the ratio of gross building square footage to gross land area. The calculation shall include dedication areas [GPA 95-1(B)]. The square footage limitations set forth in this plan are gross square feet. Some area descriptions include a second, higher floor area ratio,which will allow for certain uses to exceed the primary FAR based upon the lower traffic generation characteristics of the use. This concept, which is further described in the 'Development Policies" section of the Land Use Plan also sets more stringent floor area limits on uses with higher than average traffic generation characteristics. Within each specific area, this description, dual floor area limit is identified with a slash (0.5/0.75). Floor area ratios or specific floor area limits,in addition to being a defined intensity limit for land use, can also be used to address the physical bulk of buildings. This "visual intensity" issue has become important, particularly in the older commercial areas where lot sizes are relatively small. Therefore, floor area ratios or limits identified for most commercial areas include the floor area devoted to covered, above grade parking structures in excess of 0.25 FAR for exclusive commercial development and in excess of 0.35 FAR for mixed commercial residential development. Some area limits do not include these parking areas and are also specifically identified in the area descriptions. Parking structures are compatible within these areas, and the construction of parking structures has contributed to landscaped and open areas within each development. Retail and Service Commercial - This land use category has been applied to areas which are predominantly retail in character, but also accommodate some service office uses. Uses allowed include retail sales, offices which provide goods or services to the general public, hotels and motels, restaurants, commercial recreation, and senior citizen housing facilities. Separate "corporate"type offices are not allowed in these areas. Administrative, Professional and Financial Commercial - This land use category has been applied to areas which are predominantly used for office, but also accommodate support retail Land Use Element Page 24 and service uses. Uses allowed include offices, medical offices, retail and service commercial, restaurants,hotels and motels, commercial recreation, and senior citizen housing facilities. Recreational and Marine Commercial - This land use category has been applied to waterfront commercial areas where the City wishes to preserve and encourage uses which facilitate a marine commercial and visitor serving orientation. Specific and detailed land use provisions are contained in the Local Coastal Program•and in the Newport Beach Municipal Code which further refine the land use limitations for each area and set forth incentive use provisions. Uses which are to be given a priority include marine commercial (such as marinas, marine supply sales, yacht brokers, boat charters and rentals, boat sales, dry boat storage, boat launching, commercial fishing facilities, marine service stations and gas docks, marine related offices and yacht clubs); marine industrial (such as marine construction, boat repair and servicing, and new boat construction) and visitor serving commercial (such as social clubs, commercial recreation, hotels, motels, "bed and breakfasts", restaurants and bakeries). Senior citizen housing facilities are also permitted in this category. Industrial The industrial land use category is designed to recognize the changing character of industrial land uses in the City. Today, industrial areas are a mik of manufacturing, research and development, professional service offices (such as architects and engineers), warehousing and support commercial use. General Industry - This land use category has been applied to those areas which are predominantly used for research and development, manufacturing and professional services. Permitted uses include manufacturing, research and development, warehousing, wholesale sales, professional service offices, service retail and restaurants. Public, Semi-Public and Institutional Areas designated public, semi-public and institutional are used for publicly owned facilities, institutions and open space; or for privately owned facilities of a public use, institutional or open space nature. Governmental, Educational and Institutional Facilities - This land use category has been applied to areas developed with uses which form the physical and social "infrastructure" of the community. Permitted uses include governmental facilities, such as Newport Beach City Hall, Corporation Yard, Utility Yard, police stations,fire stations and libraries,postal service facilities, the Harbor Department, and the Municipal Court site; educational facilities such as schools, and day care centers; and institutional facilities, such as hospitals, churches, utility yards, reservoirs, museums, the YMCA, and senior citizen housing facilities. Recreational and Environmental Open Space - This land use category has been applied to land used or proposed for open space of both a public and private nature. Some areas which carry this Land Use Element Page 25 designation are special use open space which are included due the particular nature of the geographic land form, including beaches, bluffs, canyons and Newport Bay uplands. These areas provide for active or passive open space use, depending on the nature of the area. Other areas designated for open space can be used for a wide range of public and/or private open space uses, including parks (both active and passive), wildlife refuges, golf courses, yacht clubs, marina support facilities, aquatic facilities, tennis courts, private recreation facilities, drainage courses, interpretive centers, greenbelts and landscaped areas. Land Use Element Page 26 Major Land Use Proposals for Each Area Following is an area-by-area discussion of the land use plan for each section of the Newport Beach planning area. Within each statistical area a separate discussion of each commercial and residential area is made, delineating the intensity and/or density limits and major land use policies applicable to each. West Newport Area (Statistical Division A) For planning purposes, the West Newport area is defined as including all of the land within the current City boundaries west of Newport Boulevard and north of West Coast Highway and the Seminiuk Slough, and also includes the unincorporated "island" area north of Coast Highway and the Seminiuk Slough and east of the Santa Ana River. Newport Terrace/Unincorporated Area (Statistical Area Al) 1. NeHport Terrace. This site is allocated 281 dwelling units. The land use designation is Single-Family Attached, which reflects the existing development. 2. Newport Ranch. The 25 acre area in the unincorporated area, included in the Newport Ranch area(GPA 81-1), is discussed in Statistical Area A2. 3. City Property. The City-owned property adjacent to the Santa Ana River is designated Recreational and Environmental Open Space. 4. Unincorporated(350A). The 350 acre area in the unincorporated territory, not included in GPA 79-1, is allocated 2,104 dwelling units. The designation of Single Family Attached shown on the Land Use Plan (Map)represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. 5. Unincorporated (75A). The 75 acre area in the unincorporated territory, included in GPA 79-1, adjacent to the Newport Ranch area (GPA 81-1), is allocated 225 dwelling units. The designation of Single Family Attached shown on the Land Use Plan (Map)represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. Areas 4 and 5 (425 acres) are particularly suited to the planned community concept,which should be developed at the time annexation is proposed. This type of site planning will allow for clustering of the allowed residential land uses should the Santa Ana River Flood Control project of the U.S. Army Corps of Engineers use a portion of the area for required habitat mitigation programs. Land Use Element Page 27 In addition to residential land use (which is depicted on the Land Use Plan map as Single Family Attached), a maximum of five (5) acres in the 425 acre area is designated for Retail and Service Commercial use, for neighborhood commercial land use, with a maximum floor area ratio of 0.30. The location of the commercial site is not known, and has not, therefore, been depicted on the Land Use Plan map. The planned community shall also provide public riding and hiking trails and parking areas proposed as part of the Santa Ana River Greenbelt Project and 21 acres for neighborhood and view parks. ESTIMATED GROWTH FOR STATISTICAL AREA Al Residential(in du's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen. Plan Projected Projection Growth 01/01/1987 Projection Growth 01/01/1987 1. Newport Terrace 281 281 0 0 0 0 2. Newport Ranch 0 134 134 0 82,500 82,500 3. City Property 0 -0- -0- 0 0 0 4. Unincorporated(350A) 0 2,104 2,104 0 65,340 65,340 5. Unincorporated(75A) 0 225 225 0 0 0 TOTAL 281 2,744 2,463 0 147,840 147,840 Population 556 5,433 4,877 Northwest Newport(Statistical Area A2) 1. Neunort Ranch Planned Community. The 75.5 gross acres (including 25 acres in Statistical Area Al) bounded by Coast Highway, Bluff Road (Balboa Boulevard extended), 17th Street, and the developed areas of west Costa Mesa and Northwest Newport is designated as follows: a. The 27.9 gross acres between Coast Highway and 15th Street is allocated 238 dwelling units. A portion of the allowed units may be transferred to the 17.3 gross acre site southerly of l7th Street. The designation of Single Family Attached shown on the Land Use Plan (Map) represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. b. The 30.3 gross acres northerly of 15th Street (Commercial Area 1) is designated for a mixture of Administrative, Professional and Financial Commercial' and General Industry with a maximum 235,600 square feet of office development and 164,400 square feet of industrial development,exclusive of parking.A fire station reservation of one acre is also designated for this area. In addition to commercial, this area is also shown for a four acre neighborhood park, in the area to the north of Newport Crest. Land Use Element Page 28 C. The 17.3 gross acre site southerly of 17th Street is allocated 168 dwelling units. Additional units may be transferred to this site from the residential site between Coast Highway and 15th Street. The designation of Multi-Family Residential shown on the Land Use Plan (Map) represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. The development of the Newport Ranch Planned Community is subject to the requirements for parks, development phasing, -circulation system improvements, pedestrian bridge and annexation specified in City Council Resolution 8241. 2. Caltrans West. CalTrans West consists of approximately 14.25 acres of vacant land located west of Superior Avenue, north of Pacific Coast Highway, and south of the Newport Crest Condominium complex. The preferred future use of the site is recreation/open space with active recreational uses accommodated on the site. Specific park improvements and the possible phasing of park uses if entitlement is transferred off-site shall be consistent with the Recreation and Open Space Element. The site is presently allocated 160 dwelling units subject to provisions intended to facilitate the transfer of all of this entitlement to other properties with special incentives relative to the transfer of entitlement to properties within the CalTrans West service area (as specified in the Recreation and Open Space Element) combined with a commitment of the owner of the transferee parcel to construct park improvements on-site. Eight(8)of these units are derived from the CalTrans Residual Parcel on the easterly side of Superior Avenue, in consideration for the designation of that site for Recreational and Environmental Open Space. [GPA 95- 1(A)] The transfer of entitlement shall generally proceed in accordance with the following: a. The property owner shall be entitled to transfer all or a portion of the residential entitlement to any other parcel within the City subject to the approval of a traffic study in the event of a transfer of 35 units or more and a City Council finding of General Plan consistency; b. The property owner shall be entitled to convert the residential entitlement to any other land use on a traffic equivalency basis and transfer the modified entitlement to any other parcel within the City subject to a traffic study(pursuant to Chapter 15.40 of the Newport Beach Municipal Code) in the event the transferred entitlement would generate more than 300 average daily trips and subject to a City Council finding of General Plan consistency; C. The transfer of entitlement shall constitute a permanent reduction in the entitlement allocated to the site and shall be accompanied by a written agreement signed by the Land Use Element Page 29 property owner acknowledging that the reduction does not constitute a taking of property; d. The transfer of entitlement to any site within service area 1, accompanied by a commitment on the part of the owner of the transferee parcel to construct park improvement shall, subject to City Council approval, entitle the owner of the transferee parcel to park dedication, or park in lieu fee credit as determined by the City Council but in no event less than a credit equal to the number of acres improved. The development entitlement shall be subject to strict compliance with the conditions, mitigations, and findings adopted by the City Council of the City of Newport Beach in conjunction with the approval of Resolution No. 83-43 to the extent that Resolution was applicable to CalTrans West. The designation of single family attached shown on the .Land Use Plan (MAP) represents only the housing type anticipated to be constructed and is not intended to restrict the type of development approved on-site or off-site. This parcel may be developed with a mixed use project incorporating some or all of the residential product types authorized by the Land Use Element. [GPA 94-3 (A)]. 3. Newport Crest. This area includes the Newport Crest and Seawind developments and is allocated 520 dwelling units. The designation of Single Family Attached reflects the existing development. 4. Northwest Net+port (R). The R-3 areas within Northwest Newport designated for Multi- Family Residential land use are allowed one dwelling unit for each 2,178 sq. ft. of buildable lot area.Maximum development allowed on these R-3 parcels is 1,009. 5. Northwest Neuport (C). The Northwest Newport commercial area (Commercial Area 5) includes areas designated for General Industry, Retail and Service Commercial and Administrative,Professional and Financial Commercial land use, which reflects the existing development patterns.The permitted floor area ratio is 0.50/0.75. Lots which currently take access from Medical Lane with no frontage on Superior Avenue are designated for Administrative, Professional and Financial Commercial uses, with an alternate use of Multi-Family Residential. These areas are designated for alternate land use in-the event access to this area other than from Medical Lane is established. Land UseVetaent Page 30 ESTIMATED GROWTH FOR STATISTICAL AREA A2 Residential(in du's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth I. Newport Ranch 0 272 272 0 317,500 317,500 2. Caltrans West 0 160 160 0 0 0 3. Newport Crest/ 520 520 0 0 0 0 Seawind 4. NW Newport(R) 885 1,009 124 0 0 0 5. NW Newport(C) 0 0 0 819,193 1,430,567 61.1,374 TOTAL 1,405 1,961 556 819,193 1,748,067 928,874 Population 2,782 3,883 1,101 Revised 01/0811996 Hoag Hospital Area (Statistical Area A3) I. Hoag Hospital. This area is located on Hospital Road at Newport Boulevard and is designated for Governmental, Educational and Institutional Facilities to allow for the broad spectrum of hospital uses. Maximum development is 1.0 FAR, exclusive of parking structures,consistent with the approved master plan for the site. 2. Hoag Expansion. This site (Commercial Area 3), located on West Coast Highway between Newport Boulevard and Superior Avenue, is designated for Governmental, Educational and Institutional Facilities to allow the expansion of Hoag Hospital facilities on the site. The permitted floor area ratio is 0.5010.65 and shall be subject to the review and approval of Planned Community District Regulations and Development Plan. 3. Park Lido. This area (Commercial Area 4) includes areas north of Hospital Road and east of Superior Avenue. The area closest to Hoag Hospital is designated for Administrative, Professional and Financial Commercial land use,the Hughes site is shown for General Industry and the Newport Beach Corporation Yard is designated for Governmental,Educational and Institutional land use. Development in this area is limited to a floor area ratio of 0.5/0.75. 4. Versailles/Villa Balboa. This area is located southerly of Hospital Road between Superior Avenue and Hoag Hospital, and is allocated 673 dwelling units. The designation of Single Family Attached reflects the existing land use. 5. Park Lido Townhomes. This area is located on the east side of Superior Avenue northerly of Placentia Avenue, and is allocated 98 dwelling units. The designation of Single Family Attached reflects the existing land use. 6. Hoag North (R). The R-3 areas northerly of Hoag Hospital adjacent to the Park Lido Townhomes are allocated 142 dwelling units.The area is designated for Multi-Family Residential use with a maximum of one dwelling unit for each 1,500 sq.ft. ,of buildable lot area. 7. Cal Trans Residual Parcel. The parcels owned by the California State Department of Transportation and the City of Newport Beach on the easterly side of Superior Avenue created by the realignment of Land Use Element Page 31 Superior Avenue are designated for Recreational and Environmental Open Space. This designation is in consideration for eight (8) additional units allocated to the CalTrans West site. Should the residential entitlement be exercised on the CalTrans West site, this site may be used to partially satisfy the park dedication requirements of the project.[GPA 95-1(A)] ESTIMATED GROWTH FOR STATISTICAL AREA A3 Residential(in du's) Commercial(in sq.tt.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projected Growth 01/01/1987 Projection Growth 1.Hoag Hospital 0 0 0 525,000 765,349 2401349 2.Hoag Expansion 0 0 0 0 470,448 470,448 3.Park Lido(C) 0 0 0 774,737 1,079,706 304,969 4.Versailles 673 673 0 0 0 0 5.Park Lido(R) 98 98 0 0 0 0 6.R-3 140 142 2 0 0 0 7.CalTrans Residual 0 0 0 0 0 0 TOTAL 911 913 2 1,299,737 2,315,503 1,015,766 Population 1,804 1,808 4 Rnised 0110811996 Land Use Element Page 32 West and Central Newport(Statistical Division B) The West and Central Newport areas include all areas easterly of the Santa Ana River and southerly of Seminiuk Slough and West Coast Highway, and on the Balboa Peninsula as far as 19th Street. The land use patterns in this area are well established, and no significant changes to the existing development pattern are proposed. Newport Shores(Statistical Area Bl) 1. Seminiuk Slough. This site is a remnant channel of the Santa Ana River formed when the river entered Newport Bay in the approximate location of River Avenue. The area is a functioning wetland, and may be improved and enhanced by the Santa Ana River Flood Control project wetland mitigation program. The area is designated for Recreational and Environmental Open Space. 2. Newport Shores. This area is the residential development between Seminiuk Slough and the Newport Shores Specific Plan Area, and is allocated 459 dwelling units. The designation of Single Family Detached reflects the existing development. No subdivision which will result in additional dwelling units is allowed. Included in the area is a convnunity recreation area and a mini-park which are shown for Recreational and Environmental Open Space. 3, Newport Shores SAP. The Newport Shores Specific Area Plan includes commercial and residential areas along the north side of West Coast Highway Between the Santa Ana River and the eastern bend of Seminiuk Slough. Land use designations within the plan area include Retail and Service Commercial and Two-Family Residential, with two large sites in the western end of the area shown for Multi-Family Residential land use. Areas designated for commercial use are limited to a floor area ratio of 0.5/0.75. Total residential development allocated is 295 dwelling units. Two-Family Residential areas allow two dwelling units per lot (with 2,000 sq. ft. of buildable lot area) and Multi-Family Residential areas allow two units for the first 2,400 sq. ft., plus one dwelling unit for each additional 1,500 sq. ft. of buildable lot area. (GPA2002-002) Land Use Elemem Page 33 ESTIMATED GROWTH FOR STATISTICAL AREA BI Residential (in du's) Commercial (in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1. Seminiuk Slough -0- -0- -0- -0- 4- -0- 2.Newport Shores 459 459 -0- -0- -0- -0- 3.Newport Shores SAP 203 295 92 104,198 120,448 16,250 TOTAL 662 754 92 104,198 120,448 16,250 Population 1,311 1,492 181 Seashore Colony (Statistical Area B2) 1. Seashore Colony. This area is between the Santa Ana River and 47th Street, southerly of Coast Highway, and is allocated 644 dwelling units. The area is designated Single Family Detached and Two-Family Residential on the Land Use Plan(Map). No subdivision which will result in additional dwelling units is permitted, and 2,000 sq. ft. of land area is required for duplex development in Two Family areas. 2. Las Brisas.This apartment site is located on RiverAvenue at 54th Street, and is allocated 51 dwelling units.The site is designated for Multi-Family Residential land use, and 1,200 sq.ft. of buildable lot area is required for each dwelling unit, which reflects the existing development. 3. Lido Sands. This area along River Avenue between 47tb and 58th Streets is zoned R-1, and is allocated 86 dwelling units. The land use designation of Single Family Detached reflects the existing development. Any new subdivision in this area shall be for Single Family Detached development and shall be a minimum of 5,000 sq.ft. of buildable lot area. 4. West Neuport Park. This park is approximately 6.7 acres on the southerly side of Coast Highway between the Santa Ana River and 56th Street.It is designated for Recreational and Environmental Open Space, A portion of the site near the Santa Ana River may is reserved for the future widening of fast Highway. Land Use Element Page 34 it ESTIMATED GROWTH FOR STATISTICAL AREA B2 Residential(in du's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth. 1.Seashore Colony 548 644 96 -0- -0- -0- 2.Las Brisas 51 51 -0- -0- -0- -0- 3.Lido Sands 82 86 4 -0- -0- -0- 4.West Newport Park -0- -0- -0- -0- -0- -0- TOTAL 681 781 100 0 0 0 Population 1,348 1,546 198 River Tract(Statistical Area 133) 1. River Tract. This area is southerly of Balboa Boulevard between 47th Street and the alley between 23rd and 24th Streets, and is allocated 1,228 dwelling units. The area is designated for Single Family Detached and Two-Family Residential land use. No subdivision which will result in additional dwelling units is permitted, and 2,000 sq. ft. of land area is required for duplex development in Two Family Residential areas. ESTIMATED GROWTH FOR STATISTICAL AREA B3 Residential(in du's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected Projection Growth 01/01/1987 Projection Growth 01/01/1987 1.River Tract 984 1,228 244 0 0 0 TOTAL 984 1228 244 0 0 0 Po ulation 1,948 2,431 483 Newport Island (Statistical Area B4) 1. Lake Tract. This area is bounded by Coast Highway, Balboa Boulevard, 32nd Street acid the Rivo Alto, and is allocated 616 dwelling units. The area is designated for Single Family Detached and Two-Family Residential. No subdivision which will result in additional dwelling units is allowed, and 2,000 sq. ft. of land is required for duplex development in Two Family Residential areas. Two neighborhood parks are in this area, Channel Park and 38th Street Park,which are designated Recreational and Environmental Open Space. 2. Finley Residential. This area is bounded by Newport Boulevard, the Rivo Alto and the Rialto, and is allocated 167 dwelling units. The area is designated Two-Family Residential, and 2,000 sq. ft. of land area is required for duplex development. Land Use Element Page 35 3. Neuporl Island. This area is bounded by the Rivo Alto;the Rialto and the Newport Island Channel, and is allocated 239 dwelling units. The area is designated Two-Family Residential, and 2,000 sq. ft. of land area is required for duplex development. Newport Island Park is designated for Recreational and Environmental Open Space. 4. Neuport.beach Townhomes. This site is located on Coast Highway between Balboa Coves and the Superior/PCH Center.The site allocated 28 dwelling units. The land use designation of Single Family Attached reflects the existing development. 5. Balboa Coves. This development is southerly of Coast Highway between the Arches Bridge and the Newport Beach Townhomes. The residential portion of this area is allocated 68 dwelling units.No subdivision which will result in additional dwelling units is allowed.The land use designation of Single Family Detached reflects the existing development. The commercial portion of this area (Commercial Area 7) is designated for Retail and Service Commercial land use and is limited to a floor area ratio of 0.5/0.75. 6. Finley Commercial. This area (Commercial Area 8) is located on the westerly side of Newport Boulevard between 32nd Street and the Newport Island Channel. Designated for Retail and Service Commercial Land use,the allowed floor area ratio is 0.5/0.75. 7. Superior/PCH Center. This area (Commercial Area 9) is located at the corner of Superior Avenue and Coast Highway. Designated for Retail and Service Commercial land use, the floor area ratio allowed on the neighborhood commercial site is 0.30. Land Use Element Page 36 ESTIMATED GROWTH FOR STATISTICAL AREA B4 Residential(in do's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected O1/01/1987 Projection Growth 01/01/1987 Projection Growth 1. Lake Tract 468 616 148 0 0 0 2. Finley Area 112 167 55 0 0 0 3. Newport Island 136 239 103 0 0 0 4. NB Townhomes 28 28 0 0 0 0 5. Balboa Coves 68 68 0 6,200 10,800 4,600 6. Finley Area(C) 0 0 0 38,706 47,071 8,365 7. Superior PCH 0 0 0 16,897 27,965 11,068 TOTAL 812 1,118 306 61,803 85,836 24,033 Population 1,608 2,214 606 Central Newport(Statistical Area B5) 1. Cannery Village. This area (Commercial Area 10) is bounded by 32nd Street, the Rhine Channel, 26th Street and Balboa Boulevard. The Cannery Village bayfront is designated for Recreational and Marine Commercial land use. Portions of the inland areas of Cannery Village are designated for a mixture of Retail and Service Commercial and General Industry land uses in order to encourage marine related industrial uses. The inland areas of Cannery Village designated for Retail and Service Commercial only will provide for a specialty retail core. There are also areas which are designated for Two-Family Residential land use. Commercial areas are allowed a maximum floor area ratio of 0.50/1.0,with the exception of the Lucky Market Center, which is allowed a maximum of 0.25 FAR. Separate residential uses are prohibited except in those areas designated for residential use.All commercial areas except the Lucky Market Center allow residential development on the second floor in conjunction with ground floor commercial up to a total floor area ratio of 1.25. In these commercial areas, one dwelling unit is allowed for each 2,375 sq. ft. of buildable lot area with a minimum of one unit allowed on each lot. No second floor residential is allowed on sits involved in transfer of commercial development rights. In the Recreational and Marine Commercial area, professional and business offices are permitted only in conjunction with an incentive use. In all other commercial areas, professional and business offices not providing goods or services to the public or not ancillary to an otherwise permitted use are allowed only on the second floor or above. Areas designated for Two-Family Residential require 2,000 sq. ft. of buildable lot area for duplex development, up to a maximum of two dwelling units per lot. Cannery Village is allocated 407 dwelling units. All development in this area is specifically regulated by the Cannery Village/McFadden Square Specific Area Plan. [GPA 91-3 (A)]. 2. City Hall. This area (Commercial Area 11) is bounded by 32nd Street,Newport Boulevard and Via Lido. The area is designated for Retail and Service Commercial and Governmental, Land Use L•lenten! Page 37 Educational and Institutional Facilities. Development in this area is limited to a floor area ratio of 0.50/0.75. No residential land use is allowed. The St. James Church site is designated Retail and Service Commercial except for the property located on the northerly side of 32nd street between Villa Way and Via Lido, more particularly described as the easterly 114 feet of Lot 6, Tract 1117, is designated for Governmental, Educational and Institutional Facilities uses. [GPA 88-2(E)] 3. Lido Peninsula. This area(Commercial Area 12) is bounded by Lafayette Avenue,the West Lido Channel,Newport Channel and the Rhine Channel. Properties on the northerly side of Lido Park Drive,designated Single Family Attached,are allocated 156 dwelling units. [GPA 90-2 (E)].The balance of the Lido Peninsula is designated for a mixture of Recreational and Marine Commercial and Single Family Attached development. The area is zoned Planned Community, and is particularly suited to planned development concepts when substantial changes in existing uses are undertaken. Meanwhile, all existing uses are allowed to continue and be upgraded, but any substantial changes should be subject to an approved Planned Community Development Plan. The area designated for Planned Community is divided into three ownerships. Should planning for the area occur simultaneously, the mix between residential and commercial development may be addressed area-wide. Should individual owners process development plans separately,each segment shall meet the mixed use requirements independently. The commercial development in the future Planned Community shall be consistent with the intent of the Recreation and Marine Commercial designation.Uses permitted include marine repair and service, restaurants, hotels, motels, specialty shops and offices. Commercial development shall occupy 30% of the total land area and shall be limited to floor area ratio of 0.5/0.75. The residential development in the future planned community shall occupy 70% of the land area and one unit is allowed for each 2,900 sq. ft. of buildable lot area. The land use designation of Single Family Attached shown on the Land Use Plan (Map) represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. 4. Lido Village Commercial. This area (Commercial Area 13) is bounded by Newport Boulevard, Via Lido and Newport Bay, The area is designated for Recreation and Marine Commercial and Retail and Service Commercial uses. The allowed floor area ratio is 0.5/0.75 [GPA 97-3 (A)]. 5. Lido Village Residential. This Multi-Family Residential area is located on the north side of the 3300 block of Via Lido. The western 125 feet of this area is allocated 4 dwelling units which shall be developed as single family detached dwelling units. The remaining portion of this area is allocated 8 dwelling units which represents the existing development [GPA 97-3 (A)]. Land Use Element Page 38 6. McFadden Square. This area (Commercial Area 14) is bounded by Newport Bay, 19th Street, the Public Beach, the alley between 23rd and 24th Streets, Newport Boulevard and 26th Street. (see Map 10)The area is shown Recreation and Marine Commercial,Retail and Service Commercial, Single Family Detached, Two-Family Residential or Multi-Family Residential land use. Multi-Family Residential areas require 1,200 sq. ft. of buildable lot area for each dwelling unit. No subdivision which will result in additional dwelling units is allowed. Two-Family Residential areas require 2,000 sq. ft. of buildable lot area for duplex development. [GPA 89-2(D)]. Commercial areas are allowed a maximum floor area ratio of 0.5011.0. Separate residential uses are prohibited except in those areas designated for residential use.All commercial areas allow residential development on the second floor in conjunction with ground floor commercial up to a total floor area ratio of 1.25. 1n these commercial areas, one dwelling unit is allowed for each 2,375 sq. ft. of buildable lot area with a minimum of one unit allowed on each lot. No second floor residential is allowed on sites involved in transfer of commercial development rights. McFadden Square is allocated 168 dwelling units. In the Recreational and Marine Commercial area, professional and business offices are permitted only in conjunction with an incentive use. In all other commercial areas, professional and business offices not providing goods or services to the public or not ancillary to an otherwise permitted use are allowed only on the second floor or above. All development in this area is specifically regulated by the Cannery Village/McFadden Square Specific Area Plan. Land Use Elemem Page 39 ESTIMATED GROWTH FOR STATISTICAL AREA 135 Residential(in du's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected O1101/1987 Projection Growth 01/O1/1987 Projection Growth 1.Cannery Village 113 407 294 411,872 565,940 154,068 2.City Hall 0 0 0 188,109 272,157 84,048 3.Lido Peninsula(total) 430 406 -24 94,089 156,416 62,327 3a. Single Fam.Att. 149 156 7 24,000 0 -24,000 3b. Sea Enterprises -0- 7 7 4,600 4,860 260 3c. Lido Shores 35 21 -14 1,000 13,297 12,297 3d.Curci-Turner 246 222 -24 64,489 138,259 73,770 4.Lido Village 0 0 0 188,619 207,952 19,333 Commercial' 5.Lido Village 20 12 -8 0 0 0 Residential 6.McFadden Square 195 258 63 198,691 283,639 84,948 TOTAL 1,188 1,489 301 1,175,469 1,642,520 467,051 Population 1,501 2,160 659 Revised 0596 i Land Use Element Page 40 Lido Isle (Statistical Division Q Lido Isle is one of two major islands in lower Newport Bay, and is developed with residential land uses. Subdivided during the 1920's, the subsequent sale of the island to individuals did not always follow the established lot lines. Since the underlying subdivision is still intact,there is a potentially significant amount of growth which could occur on the island should reversion to original lot lines occur. In order to minimize the amount of additional development which could occur,the Lido Isle Community Association facility sites, (yacht club, tennis courts, etc.) are designated for Recreational and Environmental Open Space. A study will also be conducted to determine whether the additional residential growth allowed by the underlying subdivision pattern should be allowed. Residential areas on Lido Isle are designated only for Single Family detached and Multi-Family Residential land use. Multi-Family Residential areas allow a maximum of one dwelling unit for each 1,200 sq. ft. of buildable lot area. Development in the single family areas is limited to one unit for each lot of the original Lido Isle subdivision.No subdivisions which will result in additional dwelling units are allowed. ESTIMATED GROWTH FOR STATISTICAL AREAS C1 and C2 Residential (in du's) Commercial(in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected Projection Growth 01/01/1987 01/01/1987 Projection Growth 1. Lido Isle 901 1,168 267 0 0 0 TOTAL 901 1168 267 0 0 0 Po ulation 1,784 2,313 529 Land Use Element Page 41 Balboa Peninsula Area (Statistical Division D) The Balboa Peninsula area includes all of the Balboa Peninsula east of 19th Street. The land use designations for this area will allow for the continuation of existing land use patterns. West Bay Area (Statistical Area D1) 1. Marinapark. This site is located on the bay front between 18th Street and 15th Street. It is designated for Recreational and Environmental Open Space, and is proposed to be ultimately used for aquatic facilities, expanded beach and community facilities such as the existing American Legion. The existing mobile home park use will be allowed to continue until the end of the existing lease. At that time the City will make the decision as to whether the lease should be further extended,or the property converted to public use. 2. 18th Street. This commercial area is located on the northwest corner of the intersection of West Balboa Boulevard and 18th Street. The area is designated for Retail and Service Commercial land use and is allowed 26 hotel/motel rooms. [GPA 98-1 (A)] 3. 15th Street. This commercial area is located on the westerly side of 15th Street. The area is designated for Retail and Service Commercial land use and is allowed a maximum floor area of 0.511.0 FAR. Separate residential uses are prohibited. Residential development is permitted on the second floor in conjunction with ground floor commercial up to a total floor area ratio of 1.25. One dwelling unit is allowed for each 2,375 sq. ft. of buildable lot area,with a minimum of one unit allowed per lot. 4. West Bay Residential. The residential parts of the this area are designated for Single Family Detached, Two Family Residential and Multi-Family Residential land use. One unit is allowed on each lot of the original subdivisions, with no subdivisions allowed which will result in additional dwelling units allowed. Two Family Residential areas require 2,000 sq. ft. buildable lot area for duplex development, up to a maximum of two units per lot. Subdivisions which will result in additional dwelling units are not allowed. Multi-Family Residential areas require 1,200 sq. fl. of buildable lot area for each dwelling unit.This area is allocated 773 dwelling units.[GPA 99-2 (C),LCP 55] 5. GEIF. Within Statistical Area D1, there are two sites which are designated for Governmental, Educational and Institutional Facilities. These are the Southern California Edison utility sub-station and Newport Beach Elementary School. These sites are allocated a maximum development of 50,000 sq.ft. Land Use Element page 42 ESTIMATED GROWTH FOR STATISTICAL AREA D1 Residential (in du's) Commercial (in sq.ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1. Marinapark 58 -0- -58 7,000 10,000 3,000 2. 18th Street 2 0 -2 9,500 12,750 3,250 3. 15th Street 11 16 5 5,750 15,000 9,250 4. West Bay Residential 672 773 101 0 0 0 5. GEIF 0 0 0 47,107 50,000 2,893 TOTAL 743 789 46 69,357 87,750 18,393 Population 1,471 1,562 91 Central Balboa Area (Statistical Areas D2,D3&D4) 1. Island Avenue. This small commercial area is located on Balboa Boulevard west of Island Avenue. The area is designated for Retail and Service Commercial land use and is allowed a maximum floor area of 0.511.0 FAR.Separate residential uses are prohibited.Residential development is permitted on the second floor in conjunction with ground floor commercial up to a total floor area ratio of 1.25.One dwelling unit is allowed for each 2,375 sq. ft. of buildable lot area, with a minimum of one unit allowed per lot. [GPA 95-1 (E)] 2. Library/Fire Station. This area is located on Balboa Boulevard easterly of Island Avenue. The area is designated for Governmental, Educational and Institutional Facilities and is allowed a maximum floor area of 0.5 FAR. 3. Bay Island Parking.The site in the comer of Island Avenue and East Bay Avenue used for the Bay Island parking structure is designated for Recreational and Environmental Open Space to preserve this lot for the support parking use of Bay Island. 4. Newport Harbor Yacht Club. The Newport Harbor Yacht Club and its support parking is located bayward of Balboa Boulevard, between 7th and 8th Streets. The site is designated for Recreational and Environmental Open Space to allow the continuation of the existing use.The site allocated 20,000 sq. ft. of development. 5. Central Balboa(SAP). The Central Balboa area is bounded Newport Bay,A Street,the Ocean Beach and Adams Street, plus the lots fronting on Balboa Boulevard between Adams Street and Coronado Street. (see Map 11)The area is designated for Retail and Service Commercial land use,with some areas shown for Single Family Attached, Two Family Residential and Governmental, Educational and Institutional Facilities. The Rendezvous Condominiums are shown for Single Family Attached and are allocated 24 dwelling units,which reflects the existing use.Two Family residential require 2,375 sq.ft of buildable lot area for duplex development.No subdivision which will result in additional dwelling units is allowed. Areas which are designated for Retail and Service Commercial or Governmental, Educational and Institutional land use are allowed a maximum floor area of 0.511.0 FAR. Separate residential uses are Land Use Element Page 43 prohibited. Residential development is permitted on the second floor in conjunction with ground floor commercial up to a total floor area ratio of 1.25. One dwelling unit is allowed for each 2,375 sq. ft. of buildable lot area with a.minimum of one unit allowed per lot.The area is allocated 223 dwelling units. Retail and Service Commercial areas are also permitted FAR and density bonuses when existing legal lots are consolidated to provide unified site design. [GPA 94-1 (D)]. The Balboa Theater property located at 707 East Balboa Boulevard is designated from Retail and Service Commercial land use and is allocated 350 theater seats associated with its use as a community theater. [GPA2003-006] 6. Central Balboa Residential. The balance of the Balboa Peninsula is designated for Single Family Detached, Single Family Attached, Two Family Residential or Multi-Family Residential land use. In Single Family Detached areas, one dwelling unit is allowed on each subdivided lot, with no subdivision permitted which will result in additional dwelling units allowed. Single Family Attached developments are not allowed any additional dwelling units. Two Family Residential requires 2,000 sq. fl.of buildable lot area for duplex development.No subdivision is allowed in Two Family Residential areas which will result in additional dwelling units. Multi-Family Residential areas allow one unit for each 1,200 sq.ft.of buildable lot area.The area is allocated 2,372 dwelling units[GPA 95-1(E)]. ESTIMATED GROWTH FOR STATISTICAL AREA D2, D3 &D4 Residential (in du's) Commercial(in sq.ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1. Island Avenue 5 8 3 91670 10,600 1,130 2. Library/FS 0 0 0 7,200 11,250 4,050 3. Bay Island Parking 0 0 0 0 0 0 4. Newport HarborYC 0 0 0 17,000 20,000 3,000 5. Central Balboa SAP 219 360 141 192,195 237,244 45,049 6. Central Balboa(R) 1,924 2,372 448 0 0 0 TOTAL 2,148 2,740 592 226,065 279,294 53,229 Population 4,253 5,423 1,170 • Revised 0727J2003 Lard Use Element Page 44 Balboa Island Area (Statistical Division E) The land use plan for Balboa Island will allow the continuation of the dominant two family residential uses, with commercial and residential mixed uses allowed in the two commercial areas of Marine Avenue and Agate Avenue. 1. Balboa Island. All residential areas on Balboa Island are designated for Two Family Residential land use. A minimum of 2,000 sq.ft. of buildable lot area is required for duplex development, up to a maximum of two dwelling units per lot. No subdivision will be allowed which results in more lots than that allowed by the original subdivision. 2. Marine Avenue. The commercial area on Marine Avenue is allowed a maximum floor area ratio of 0.5011.0. Separate residential uses are prohibited. Residential development on the second floor is permitted in conjunction with ground floor commercial up to a total floor area ratio of 1.25. One dwelling unit is allowed for each 2,375 sq. ft. of buildable lot area, with a minimum of one dwelling unit allowed per lot. Included in this district is a 4,500 sq. ft. site at the southeast corner of Marine Avenue and Park Avenue designated GEIF for the new Balboa Island fire station, with a maximum allowable building size of 4,500 sq. ft. (GPA 89-2 (H)]. 3. Agate Avenue. The commercial area on Agate Avenue is allowed a maximum floor area ratio of 0.5011.0. Separate residential uses are prohibited and automobile and general storage is permitted in addition to those uses allowed in areas designated for Retail and Service Commercial. [GPA 89-1 (E)f Residential development on the second floor is permitted in conjunction with ground floor commercial up to a total floor area ratio of 1.25. One dwelling unit is allowed for each 2,000 sq. ft. of buildable lot area, with a minimum of one dwelling unit allowed per lot. GPA 92-1 (A) re-designated the parcels at 498 Park Avenue and 203 Agate Avenue from Retail and Service Commercial to Two Family Residential. These parcels are reflected in the Growth Estimate for Area I - Balboa Island in the statistical table. ESTIMATED GROWTH FOR STATISTICAL AREAS El, E2 &E3 Residential (in du's) Commercial (in sq.ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1. Balboa Island 2,160 2,712 552 0 0 0 2. Marine Avenue 37 62 25 92,478 101,275 8,797 3.Agate Avenue 31 31 0 26,350 42,636 16,286 TOTAL 2,228 2,805 577 118,828 143,911 25,083 Population 4,411 5,546 1,135 Land Use Element Page 45 Corona del Mar Area (Statistical Division F) The Corona del Mar area is bounded by the Pacific Ocean, Newport Bay, Marine Avenue, East Coast Highway, Fifth Avenue (extended) and the Downcoast Newport Beach area. Land use policies in this area are intended to maintain existing land use patterns. Irvine Terrace(Statistical Area FI) 1. Irvine Terrace. This area is bounded by East Coast Highway, Jamboree Road, Bayside Drive and Avocado Avenue. The predominant land use is Single Family Detached, with an allocation of 380 dwelling units. No subdivision which will result in additional dwelling units is allowed. Irvine Terrace Park is designated for Recreational and Environmental Open Space, the utility parcels at Bayside Drive and El Paseo Drive are shown for Governmental, Educational and Institutional Facilities and the commercial site at Bayside Drive and El Paseo is designated for Administrative, Professional and Financial Commercial with a permitted Floor Area Ratio of 0.5 and a maximum height limit of 25 feet. 2. Sandcastle Condominiums. This site is located behind the Bank of Newport Property on Avocado Avenue.The site is allocated 45 dwelling units.The land use designation of Single Family Attached reflects the existing development. 3. Bayside Drive Open Space. This area(Commercial Area 21) is located on the southerly side of Bayside Drive below Irvine Terrace and includes land used for a variety of recreational support uses, including the County Harbor Department facility, yacht clubs and marinas with related parking facilities. The Harbor Department site has been shown for Governmen- tal, Educational and Institutional Facilities. The yacht clubs and marina facilities have been shown for Recreational and Environmental Open Space to provide for the continuation of these private commercial recreation uses. To reflect the low intensity nature of these commercial recreation uses, and due to limited roadway capacity along Bayside Drive, a Floor Area Ratio of 0.30 is allowed in this area, with no mixed use residential allowed. [GPA 89-2(K)]. 4. Bayside Drive Residential. These single family areas are designated for Single Family Detached, and are allowed 30 dwelling units.No subdivision which will result in additional dwelling units is allowed. 5. Ullman Trust Property. This site is located at 1401 Bayside Drive.The site is designated for Multi-Family Residential,with one unit allowed for each 2,178 sq. ft. of buildable lot area. 6. Mai Kai Condominiums. This development is located on Bayside Drive easterly of the Bayside/Marine commercial area. The site is allocated 34 dwelling units. The designation of Single Family Attached reflects the existing land use. Laid Use Element Page 46 I 7. Bayside/Marine. This commercial area (Commercial Area 22) is located at the corner of Bayside Drive and Marine Avenue, and includes The Irvine Company marina office site. Development in this area is limited to a floor area ratio of 0.35, and no residential land uses are allowed in the area. ESTIMATED GROWTH FOR STATISTICAL AREA Fl Residential(in du's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.Irvine Terrace 378 380 2 0 0 0 2. Sandcastle 45 45 0 0 0 0 3.Bayside Drive(OS) 0 0 0 62,839 92,140 29,301 4.Bayside Drive(R) 30 30 0 0 0 0 5.Ullman Trust 12 12 0 0 0 0 6.Mai Kai 34 34 0 0 0 0 7.Bayside/Marine 0 0 0 35,938 36,697 759 TOTAL 499 501 2 98,777 128,837 30,060 Population 988 992 4 Old Corona del Mar-West(Statistical Area F2) 1. Corona del Mar West. This area is bounded by the Coast Highway Commercial strip, Avocado Avenue and Bayside Drive, and is allocated 1,072 dwelling units. The area is designated for Two Family Residential land use, and 2,000 sq. ft. of buildable lot area is required for two-family development. Begonia Park in this area is designated for Recrea- tional and Environmental Open Space. It is proposed that the residential portions of Corona del Mar West be the subject of a development standards study, to address the issue of the mass and bulk of building in this area. 2. Corona del Mar Homes. This project is a planned community which occupies the former Corona del Mar Elementary School site. The block is allocated 40 dwelling units, and includes a park and parking lot area. Consistent with the P-C text for the site, the land use designations are Single Family Detached, Two Family Residential, Recreational and Environmental Open Space and Governmental, Educational and Institutional Facilities. No subdivision which will result in additional dwelling units is allowed. Land Use Element Page 47 ESTIMATED GROWTH FOR STATISTICAL AREA F2 Residential(in du's) Commercial(in sq. 1i.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.CdM West 821 1,072 251 0 0 0 2.CdM Homes 40 40 0 0 0 0 TOTAL 861 1,112 251 0 0 0 Population 1,705 2,202 497 Corona del Mar-South (Statistical Area F3) 1. Seaview This R-3 area is bounded by Bayside Drive, Fernleaf Avenue, Seaview Avenue and Carnation Avenue. The area is designated Multi-Family Residential and Single Family Attached, and is allocated 91 dwelling units, One dwelling is allowed for each 2,140 sq. ft. of buildable lot area. 2. Carnation. This R-3 area is westerly of Carnation Avenue, between Bayside Drive and Newport Bay. The area is designated for Multi-Family Residential and Single Family Attached, and is allocated 61 dwelling units. One dwelling is allowed for each 2,178 sq. ft. of buildable lot area. 3. Quandt Subdivision. These properties are located at the intersection of Carnation Avenue and Ocean Boulevard, and are allocated 2 dwelling units. The land use designation is Single Family Detached, and one dwelling unit is allowed on each lot. No further subdivision of these properties is allowed. 4. Channel Reef Condominiums. This project is allocated 48 dwelling units.The designation of Single Family Attached reflects the existing development. 5. Kerchoff Marine Laboratory. This site is located westerly of Dahlia Avenue in China Cove. The site is designated for Governmental, Educational and Institutional Facilities, is allowed a maximum Floor Area Ratio of 0.8,exclusive of parking. 6. Corona del Mar South Open Space. This area includes many areas designated for Recreational and Environmental Open Space. These areas include beach and water areas of China Cove,Pirates Cove beach,Corona del Mar State Beach,and Inspiration Point. 7. Carona del Mar South. This area is allocated 1,073 dwelling units in areas designated for Single Family Detached, Two-Family Residential or Multi-Family Residential. This allocation reflects the reversion to the underlying Corona del Mar subdivision in single family and two family areas. Two family development in R-2 areas is allowed on lots with a ,Land Use Element Page 48 minimum of 2,000 sq. ft. of buildable lot area. Multi-family areas require 1,200 sq. R. of land area for each dwelling unit. It is proposed that the residential portions of Corona del Mar South be the subject of a development standards study, to address the issue of the mass and bulk of building in this area. The statistical summary for this area reflects GPA 92-2 (B) which enabled the subdivision of the property located at 2209 Bayside Drive into two parcels. ESTIMATED GROWTH FOR STATISTICAL AREA F3 Residential(in du's) Commercial (in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1. Seaview 86 91 5 0 0 0 2. Carnation 33 61 28 0 0 0 3. Quandt 1 2 1 0 0 0 4. Channel Reef 48 48 0 0 0 0 5. Kerchoff 0 0 0 11,631 12,030 399 6. CdM South OS 0 0 0 0 0 0 7. CdM South 900 1,073 173 0 0 0 TOTAL 1,068 1,275 207 11,631 12,030 399 Population 2,115 2,525 410 Corona del Mar North (Statistical Area F4) 1. Corona del Mar North. This area is bounded by the East Coast Highway commercial strip, Fifth Avenue and Buck Gully. The area is allocated 1,530 dwelling units in areas designated for Single Family Detached and Two-Family Residential. 2,000 sq. ft. of buildable lot area is required for duplex construction in two family areas. It is proposed that the residential portions of Corona del Mar North be the subject of a development standards study, to address the issue of the mass and bulk of building in this area. ESTIMATED GROWTH FOR STATISTICAL AREA F4 Residential(in du's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.CdM North 1,276 1,530 254 0 0 0 TOTAL 1,276 1,530 254 0 0 0 Population 2,526 3,029 503 Land Use Element 'Page 49 Corona Highlands(Statistical Area F5) 1. Buck Gully. This area is a natural canyon between Corona Highlands and old Corona del Mar.It is designated for Recreational and Environmental Open Space.In order to provide an adequate buffer for the environmentally sensitive areas within Buck Gully, all construction including but not limited to fences, retaining walls, pools of any size or depth, or tennis courts or other activity areas are expressly prohibited within 25 feet of the property lines of all properties adjacent to Buck Gully. In addition, prior to the issuance of a grading permit, the Grading Engineer shall determine that there will be no grading activities including the alteration of the existing landform or removal or deposition of material within the 25 foot buffer area from the rear property line. 2. Villa del Este. This site is located on East Coast Highway at Seaward Road. The site is designated for Multi-Family Residential, with one unit allowed for each 1,900 sq. ft. of buildable lot area. The site is allocated 18 dwelling units.[GPA 89-1 (C)j 3. Shorecrest Zane. This multi-family area is bounded by East Coast Highway, Seaward Road and Morning Canyon Road. The area is allocated 77 dwelling units, and is designated for Multi-Family Residential land use. One unit is allowed for each 1,900 sq.ft. of buildable lot area. 4. Corona Highlands. This area is allocated 235 dwelling units, and is shown for either Two Family Residential or Single Family Detached land use. A minimum of 3,000 sq. ft. of buildable lot area is required for each dwelling unit in Two Family Residential areas. In single family areas,no subdivision which will result in additional dwelling units is allowed. 5. Morning Canyon. This area is a natural canyon between Corona Highlands and Cameo Highlands. It is designated for Recreational and Environmental Open Space. In order to provide an adequate buffer for the environmentally sensitive areas within Morning Canyon, all construction including but not limited to fences, retaining walls, pools of any size or depth, or tennis courts or other activity areas are expressly prohibited within 25 feet of the property lines of all properties adjacent to Morning Canyon. In addition, prior to the issuance of a grading permit, the Grading Engineer shall determine that there will be no grading activities, including the alteration of the existing landform or removal or deposition of material,within the 25 foot buffer area from the rear property line. 6. Morning Canyon SF4. This project is located on Morning Canyon Road at East Coast Highway. The site is designated for Single Family Attached land use and is allocated 14 dwelling units,which reflects the existing land use. Land Use Element Page 50 ESTIMATED GROWTH FOR STATISTICAL AREA F5 Residential(in du's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.Buck Gully 0 0 0 0 0 0 2.Villa del Este 0 18 18 9,552 0 -9,552 3.Shorecrest Lane 72 77 5 0 0 0 4.Corona Highlands 204 235 31 0 0 0 5.Morning Canyon 0 0 0 0 0 0 6.Morning Canyon SFA 14 14 0 0 0 0 TOTAL 290 344 54 9,552 0 -9,552 Population 574 681 107 Cameo Highlands (Statistical Area F6) 1. Cameo Highlands. This area is northerly of East Coast Highway between Morning Canyon and the City Boundary. The area is allocated 142 dwelling units and is designated for Single Family Detached land use. No subdivision which will result in additional dwelling units is allowed in this area. ESTIMATED GROWTH FOR STATISTICAL AREA F6 Residential(in du's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.Cameo Highlands 142 142 0 0 0 0 TOTAL 142 142 0 0 0 0 Population 281 281 0 Shore Cliffs (Statistical Area F7) 1. Shore Cliffs. This area is located southerly of East Coast Highway between Buck Gully and Morning Canyon. The area is allocated 144 dwelling units, and is designated for Single Family Detached land use. No subdivision of this area which will result in additional dwelling units is allowed. 2. Buck Gully. This area is a natural canyon between Shore Cliffs and old Corona del Mar. It is designated for Recreational and Environmental Open Space. In order to provide an adequate buffer for the environmentally sensitive areas within Buck Gully, all construction including but not limited to fences,retaining walls,pools of any size or depth, or tennis courts or other Land Use Element Page 51 activity areas are expressly prohibited within 25 feet of the property lines of all properties adjacent to Buck Gully. In addition, prior to the issuance of a grading permit, the Grading Engineer shall determine that there will be no grading activities, including the alteration of the existing landform or removal or deposition of material, within the 25 foot buffer area from the rear property line. 3. Morning Canyon. This area is a natural canyon between Shore Cliffs and Cameo Shores. It is designated for Recreational and Environmental Open Space. In order to provide an adequate buffer for the environmentally sensitive areas within Morning Canyon, all construction including but not limited to fences, retaining walls,pools of any size or depth, or tennis courts or other activity areas are expressly prohibited within 25 feet of the property lines of all properties adjacent to Morning Canyon. In addition, prior to the issuance of a grading permit,the Grading Engineer shall determine that there will be no grading activities, including the alteration of the existing landfonn or removal or deposition of material,within the 25 foot buffer area from the rear property line. I ESTIMATEI)GROWTH FOR STATISTICAL AREA F7 Residential(in du's) Commercial(in sq.tl.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.Shore Cliffs 144 144 0 0 0 0 2.Buck Gully 0 0 0 0 0 0 3.Morning Canyon 0 0 0 0 0 0 TOTAL 144 144 0 0 0 0 Population 285 285 0 I Cameo Shores(Statistical Area FS) 1. ' Cameo Shores.This area is southerly of East Coast Highway between Morning Canyon and the City Boundary. The area is allocated 176 dwelling units and is designated for Single Family Detached land use. No subdivision which will result in additional dwelling units is allowed in this area. 2. Morning Canyon. This area is a natural canyon between Shore Cliffs and Cameo Shores.It is designated for Recreational and Environmental Open Space. In order to provide an adequate buffer for the environmentally sensitive areas within Morning Canyon, all construction including but not limited to fences, retaining walls, pools of any size or depth, or tennis courts-or other activity areas are expressly prohibited within 25 feet of the property lines of all properties adjacent to Morning Canyon. In addition, prior to the issuance of a grading permit,the Grading Engineer shall determine that there will be no grading activities, .Land Use E(elnent Page 52 including the alteration of the existing landform or removal or deposition of material,within the 25 foot buffer area from the rear property line. ESTIMATED GROWTH FOR STATISTICAL AREA F8 Residential(in du's) Commercial (in sq. ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/O1/1987 Projection Growth 1.Cameo Shores 174 176 2 0 0 0 2.Morning Canyon 0 0 0 0 0 0 TOTAL 174 176 2 Population 345 348 3 Corona del Mar Commercial (Statistical Area F9) 1. Corona del Mar Commercial. This area is designated for Retail and Service Commercial, Administrative,Professional and Financial Commercial and Governmental,Educational and Institutional Facilities use. The allowed Floor Area Ratio is 0.5/0.75. Commercial land uses which utilize residentially designated lots contiguous to commercial lots for support parking purposes may include those lots in the calculation of floor area limits to increase the total commercial development allowed,but only to the extent that the traffic generated would not exceed that which would result from the designated residential use. The Corona del Mar Commercial strip and the immediately adjacent residential area is designated for a Specific Area Plan, for the preservation and enhancement of the commercial strip and to minimize conflicts with adjacent residential areas, including the development of appropriate design criteria and off-street parking standards. The P-C zoned site at 3901 East Coast Highway ("Emerald Village") shall be subject to the approval of Planned Community District Regulations and Development Plan. ESTIMATED GROWTH FOR STATISTICAL AREA F9 Residential(in du's) Commercial(in sq. ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.CdM Commercial 0 0 0 580,372 842,180 261,908 TOTAL 0 0 0 580,372 842,180 261,808 Population 0 0 0 Land Use Element Page 53 Promontory Bay Area (Statistical Division G) The Promontory Bay area includes Harbor Island, Linda Isle and all the area bounded by Newport Bay, Marine Avenue/Jamboree Road and East Coast Highway, and is all contained in Statistical Area GI. 1. Harbor Island. This area is a private island located at the end of Harbor Island Road, Designated for Single Family Detached development,the area is allocated 35 dwelling units. Resubdivisions can be approved only if no additional dwelling units result. 2. Linda Island. This area is located adjacent to the Coast Highway bay bridge. The area is allocated 107 dwelling units, and is designated Single Family Detached and Recreational and Environmental Open Space. No subdivision of this area which will result in additional dwelling units is allowed. 3. Bayside/PCH (Rueben's). This commercial area (Commercial Area 25) is located on the southwesterly corner of Bayside Drive and East Coast Highway. The site is designated for Recreational and Marine Commercial land use, and is allowed a maximum floor area ratio of 0.30,to encourage the continuation of visitor serving and marina related uses on site. 4. Bayside/PCH(Auto Centei). This commercial area (Commercial Area 24) is located on the southeasterly comer of Bayside Drive and East Coast Highway. The site is designated for Retail and Service Commercial land use and is allowed a maximum floor area ratio of 0.30. 5. Promontory Point. This apartment project is located on the southerly side of East Coast Highway between Jamboree Road and Bayside Drive. The site is allocated 520 dwelling units, and is designated for Multi-Family Residential land use, which reflects the existing development, 6. Bayside Center. This site is a neighborhood shopping center on the northwesterly corner of Jamboree Road and Bayside Drive. The site is designated for Retail and Service Commercial Land use,and is allowed a maximum floor area ratio of 0.30. 7. Promontory Bay. This area includes lots facing on Promontory Bay and Harbor Island Drive. The area is allocated 89 dwelling units, and is designated Single Family Detached and Recreational and Environmental Open Space, which reflects the existing development. No subdivision which results in additional dwelling units is allowed. 8. Newport Marina. This apartment project is located on Bayside Drive at the entrance to Promontory Bay. The site is designated for Multi-Family Residential land use, and is allowed one unit for each 2,178 sq.8. of buildable lot area. 9. Cove Condominiums.This area is located on Bayside Drive easterly of the Newport Marina apartments. The site is allocated 58 dwelling units and is designated for Single Family Attached land use,which reflects the existing development. Land Use Element Page 54 10. Beacon Bay. This area is located on the Balboa Island Channel between Harbor Island Road and the Balboa Yacht Basin. The area is allocated 138 dwelling units and is designated for Two-Family Residential land use. Duplex development requires 2,000 sq. ft. of buildable lot area. 11. Balboa Yacht Basin. This area is bounded by Harbor Island Drive, Promontory Bay, the Balboa Island Channel and Beacon Bay. The site is designated for Recreational and Marine Commercial land use,and is allowed a maximum floor area ratio of 0.10. ESTIMATED GROWTH FO R STATISTICAL AREA GI Residential(in du's) Commercial(in sq. ft.) i Existing Gen.Plan Projected Existing Gen.Plan Projected O1/01/1987 Projection Growth O1/O1/1987 Projection Growth 1.Harbor Island 35 35 0 0 0 0 2.Linda Isle 107 107 0 0 0 0 3.Bayside/PCH(25) 0 0 0 31,390 53,850 22,460 4.Bayside/PCH(24) 0 0 0 45,703 73,675 27,972 5.Promontory Point 520 520 0 0 0 0 6.Bayside Center 0 0 0 61,883 104,566 42,683 7.Promontory Bay 88 89 1 0 0 0 8.Newport Marina 64 78 14 0 0 0 9.The Cove 58 58 0 0 0 0 10.Beacon Bay 136 138 2 0 0 0 11.Balboa Yacht Basin 0 0 0 11,282 30,492 19,210 TOTAL 1,008 1,025 17 150,258 262,583 112,325 Population 1,996 2,030 34 Land Use Element Page 55 Newport Heights Area (Statistical Division H) The Newport Heights area includes all land southerly of the City boundary and 16th Street, from Newport Boulevard east to Dover Drive and south to the Bay. Old Newport Boulevard Area(Statistical Area H1) 1. Old Newport Boulevard Specific Plan. The specific plan area consists,of the commercial properties located on both sides of Old Newport Boulevard north of Catalina Drive and south of the City Limits at 15th Street.The area also includes Bolsa Park, a mini-park located between Old Newport Boulevard and Broad Street [GPA 94-2 (A)]. Developments shall be permitted a floor area ratio of 0.5. However, a floor area ratio of 0.75 may be permitted, provided land uses are exclusively non-residential and existing lots are consolidated into a single development site. Mixed commercial/residential development may be permitted up to a total floor area ratio of 1.25 (0.5 commercial and 0.75 residential) and a residential density of one dwelling unit for each 2,375 sq. ft. of buildable lot area. However, a floor area ratio of 1.40 (0.65 commercial and 0.75 residential) may be permitted, provided existing lots are consolidated into a single development site and a residential density of one dwelling unit for each 2,375 sq. ft. of buildable lot area. 2. Plest Neuport Heights. This area encompasses the residential areas westerly of Santa Ana Avenue. The area is allocated 401 dwelling units, and is designated for either Single Family Detached or Two Family Residential land use, except for that residentially designated property located on the southwesterly corner of Orange Avenue and 15th Street,which shall be designated for Multi-Family Residential land use with a maximum allocation of 8 dwelling units. Development of any multi-family residential project shall be subject to approval of a site plan review [GPA 95-3(E)].No subdivision which will result in additional dwelling units is allowed [GPA 89-3 (D); GPA 91-1 (D)]. ESTIMATED GROWTH FOR STATISTICAL AREA HI Residential(in do's) Commercial(in sq,11.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.Old Newport Blvd.SP 44 185 141 184,821 375,749 190,928 2.West NewportHgts. 374 401 27 0 0 0 TOTAL 418 586 168 184,821 375,749 190,928 Population 828 1,152 324 Revised 0312411997 Land Use Element Page 56 Newport Heights Area (Statistical Area H2) 1. Nei+port Heights. This area is located northerly of the Mariner's Mile Specific Plan area between Santa Ana Avenue and Irvine Avenue. The area is designated predominantly for Single Family Detached development, with the area near 16th Street and Tustin Avenue shown for Two-Family Residential and Multi-Family Residential land use. No subdivision which will result in additional dwelling units is permitted, except for the site at 2919 Cliff Drive, which requires a minimum of 7,000 sq. ft. of buildable lot area for each new parcel. A minimum of 2,000 sq. ft. of buildable lot area is required for duplex development in the Two Family area, and one unit is allowed for each 2,178 sq. ft. of buildable lot area in the Multi-Family Residential area. The area is allocated a maximum of 790 dwelling units. Residential access from Avon Street is prohibited, except for lots where no access is available from either Cliff Drive or Santa Ana Avenue. 2. Cliff Drive Park. This City park is located along Cliff Drive, in two segments between Riverside Avenue and Santa Ana Avenue. It is designated for Recreational and Environmental Open Space for view park and neighborhood park uses. The site includes the Scout House,which is allowed a maximum of 1,000 sq.ft. 3. Ensign New Park This City view park is also located on Cliff Drive at the terminus of El Modena Avenue. The park includes a community theater facility, and is designated for Recreational and Environmental Open Space. A maximum floor area of 5,000 sq. ft. is allowed. 4. Newport Heights Elementary School. This site is located at 15th Street and Santa Ana Avenue, and is designated for Governmental, Educational and Institutional Facilities. The maximum allowed development is 0.1 FAR. ESTIMATED GROWTH FOR STATISTICAL AREA H2 Residential(in du's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.Newport Heights 773 781 8 0 0 0 2.Cliff Drive Park 0 0 0 900 1,000 100 3.Ensign View Park 0 0 0 3,000 5,000 2,000 4.Newport Hgts.Elem. 0 0 0 35,248 39,683 3,435 TOTAL 773 781 8 39,148 45,683 5,535 Population 1,531 1,546 16 Land Use Element Page 57 Cliff Haven Area (Statistical AreaH3 1. Cliff Haven. This area includes all residential land bounded by Irvine Avenue, 16th Street, Dover Drive and West Coast Highway. The area is designated predominantly for Single Family Detached development, with some areas shown for Two Family Residential or Multi-Family Residential land use. No subdivision which will result in additional dwelling units is allowed. The area is allocated 557 dwelling units. A minimum of 2,000 sq. ft. of buildable lot area is required for duplex development in Two-Family Residential areas and one unit is allowed for each 2,178 sq. ft. of buildable lot area in the Multi-Family Residential area[GPA 89-2(F)]. 2. CIiHemen Park. This site is located on Kings Road and is designated for Recreational and Environmental Open Space. 3. St. Andrew's Church. This site is located at l5th Street and St. Andrew's Road, and is designated for Governmental, Educational and Institutional Facilities. The site is allocated 100,428 sq,ft. 4. Neltport Harbor High School. This site is located on Irvine Avenue at 15th Street, and is designated for Governmental, Educational and Institutional Facilities. The maximum development allowed is 0.5 FAR, 5. Dovet/Cliff.'This site is located on the northwesterly corner of Dover Drive and Cliff Drive, and is designated for Administrative,Professional and Financial Commercial land use. The site is allowed a maximum floor area ratio of 0.25. 6. Dover/16th. The site is located on the corner of 16th Street and Dover Drive, and is designated for Administrative, Professional and Financial Commercial land use. The maximum floor area ratio is 0.5/0.75. ESTIMATED GROWTH FOR STATISTICAL AREA H3 Residential(in du's) Commercial(in sq.fl.) ) xisting Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 0110111987 Projection Growth 1.Cliff Heaven 519 555 36 0 0 0 2.Cliff Haven Park 0 0 0 0 0 0 3.St.Andrew's Church 01 0 0 100,428 100,428 0 4.Newport Harbor H.S. 0 0 0 840,493 879,91Z 39,419 5.Dover/Cliff 0 0 0 12,000 17,465 5,465 6.Dover/l6th 0 0 0 73,648 83,155 9,507 TOTAL 519 555 36 1,026,509 1,080,960 54,391 Population 1,028 11099 71 Land Use Element Page 58 Mariner's Mile Area (Statistical Area H4) 1. Mariner's Mile. Mariner's Mile is a Specific Plan Area located along West Coast Highway from Newport Boulevard to Rocky Point. Land north of Coast Highway is shown for Retail and Service Commercial, and land bayward of Coast Highway is shown for Recreational and Marine Commercial land use. The permitted floor area ratio is 0.5/0.75. No mixed use development is allowed in this area. The provisions of the Specific Area Plan will be reviewed in the areas of height and the provision of public visual open space. The Specific Area Plan review is not intended to result in further reductions to the permitted floor area ratio. 2. Sea Scout Base/OCC. The Sea Scout Base and Orange Coast College Rowing Base are on Coast Highway between Mariner's Mile and the Balboa Bay Club. The sites are designated for Governmental, Educational and Institutional Facilities, and are allowed a maximum floor area ratio of 0.5/0.75. i 3. Balboa Bay Club. The Balboa Bay Club is located on Coast Highway between the OCC rowing base and Bayshores. The site is designated for a mixture of Recreational and Marine Commercial and Multi-Family Residential, and is allowed a floor area ratio of 0.5 with residential development allowed in conjunction with commercial development up to a maximum total floor area ratio of 1.0 and 144 dwelling units. 4. Bayclub/Dover. This commercial area is located on the northerly side of West Coast Highway between Rocky Point and Dover Drive. The area is designated for Retail and Service Commercial land use,and is allowed a maximum floor area ratio of 0.5/0.75. 5. Bayshores. The area is located on the southerly side of Coast Highway east of the Balboa Bay Club. The predominant land use in the area is Single Family Detached,with the private beaches and marina parking shown for Recreational and Environmental Open Space and the Anchorage apartment project designated'for Multi-Family Residential. The area is allocated 299 dwelling units. No subdivision of Single Family Detached lots which will result in additional dwelling units is allowed, and 2,178 sq. ft. of buildable lot area is required for multi-family development. ESTIMATED GROWTH FOR STATISTICAL AREA H4 Residential(in du's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.Mariner's Mile 0 0 0 474,946 970,939 495,993 2. Sea Scout Base/OCC 0 0 0 7,400 11,250 3,850 3.Balboa Bay Club 144 144 0 155,503 282,051 126,748 4.Bayclub/Dover 0 0 0 93,113 227,928 134,815 5.Bayshores 293 299 6 0 0 0 TOTAL 437 443 6 730,962 1,492,168 761,406 Population 865 877 12 Land Use L•lement Page 59 Westeliff/Santa Ana Heights Area (Statistical Division J) This area includes all land in the City on the west side of Upper Newport Bay, from West Coast Highway to SR 73.The area includes the unincorporated area of Santa Ana Heights. Dover Shores Area (Statistical Area Jl) 1. Lower Castaways. The Castaways commercial site is located at West Coast Highway and Dover Drive. The site is designated for Recreational and Marine Commercial, and is allowed a 71 slip commercial marina and parking facility with 2,000 sq. ft. of related marina support uses such as marina office restrooms, shower room, storage areas, maintenance facilities and other uses of a similar nature [GPA 92-2(A)]. 2. Castaways. The Castaways site is located easterly of Dover Drive at the terminus of 16th Street. A church site in the area is designated for Governmental, Educational and Institutional Facilities and is permitted a maximum of 40,000 square feet [GPA 95-2(E)]. The bluff areas are designated for Recreational and Environmental Open Space with the balance of the site designated for Single Family Detached development. The designation of Single Family Detached shown on the Land Use Plan (Map) represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with any of the residential product types within the established dwelling unit limit.A maximum of 151 dwelling units are allowed on site. 3. Westcliff Grove. This area is located southeasterly of Dover Drive and Westcliff Drive. The area is designated for Single Family Detached development, and is allocated 29 dwelling units.No additional subdivision of this area is allowed. 4. Dover Shares. Dover Shores is the residential area on the bluff immediately adjacent to Upper Newport Bay. The area is predominantly designated for Single Family Detached development. Westcliff Park, Galaxy Drive Park, private open space lots and the bluffs are designated for Recreational and Environmental Open Space. The area is allowed a maximum of 381 dwelling units. No subdivision which will result in additional dwelling units is allowed. 5. North Star Beach. This area is located at White Cliffs Drive and North Star Lane. It is designated for Recreational and Environmental Open Space land use, with a human powered boating facility allowed.The maximum development allowed is 18,228 sq.ft. Land Use Element Page 60 ESTIMATED GROWTH FOR STATISTICAL AREA JI Residential(in du's) Commercial (in sq.ft.) Existing Gen.Plan Projected Existing Gen. Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.Lower Castaways 0 0 0 0 2,000 2,000 2.Castaways 0 151 151 10,000 40,000 30,000 3.Westcliff Grove 29 29 0 0 0 0 4.Dover Shores 381 381 0 0 0 0 5.North Star Beach 0 0 0 8,154 18,228 10,074 TOTAL 410 561 151 18,154 60,228 42,074 Population 812 1,111 299 Revised 06/2311997 Westcliff Plaza Area (Statistical Area J2) 1. Oakwood. The Oakwood Garden Apartments are located at Irvine Avenue and 15th Street. The site is designated for Multi-Family Residential land use and is allocated 1,446 dwelling units. 2. Westcliff Plaza. This area includes the Westeliff Plaza Shopping Center, and the commercial/office area on the south side of Westeliff Drive between Irvine Avenue and Dover Drive and the west side of Dover Drive between Westcliff Drive and 16th Street. The Westcliff Plaza Shopping Center and the retail complex on the southeasterly comer of Irvine Avenue and Westcliff Drive are designated for Retail and Service Commercial land use. The balance of the area fronting on Westcliff Drive and Dover Drive is shown for Administrative,Professional and Financial Commercial and Governmental,Educational and Institutional Facilities use. The permitted floor area ratio in the area is 0.5/0.75, except Westcliff Plaza,which is allowed a maximum 0.3 FAR. 3. Mariner's Square. This apartment project is located on the comer of Irvine Avenue and Mariners Drive. The site is designated for Multi-Family Residential land use, and is allowed one unit for each 2,178 sq.ft. of buildable lot area. 4. Rutland Lane. This area is located along Rutland Lane between Westcliff Drive and Mariners Drive. The area is designated for Multi-Family Residential land use and is allowed one dwelling unit for each 1,500 sq. ft. of buildable lot area. 5. Buckingham Lane. This area is bounded by Buckingham Lane, Cornwall Lane, Dover Drive and Westcliff Drive. The site is designated for Single Family Attached development and is allocated 60 dwelling units,which reflects the existing development. 6. Pembroke Lane. This area includes the development which fronts on Pembroke Lane, and is further bounded by Mariners Drive, Dover Drive and Cornwall Lane. The designated land Land Use Element Page 61 use is Single Family Detached, and 115 dwelling units are allocated to the area. No subdivision which will result in additional dwelling units is allowed. 7. Mariners Park. Mariners Park is bounded by Irvine Avenue, Dover Drive and Mariners Drive. The site is designated for Recreational and Environmental Open Space,with the City library and Fire Station shown for Governmental, Educational and Institutional Facilities. Maximum development on these sites is 15,000 sq. ft. 8. Mariners School. This site is located on Irvine Avenue southerly of Mariners Park. The site is designated for Governmental, Educational and Institutional Facilities, and is allowed a maximum development of 0.1 FAR. ESTIMATED GROWTH FOR STATISTICAL AREA J2 Residential(in du's) Commercial(in sq.it.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth l.Oakwood 1,446 1,446 0 0 0 0 2.}VestcliffPlaza 0 0 0 368,038 528,000 159,962 3.Mariner's Square 114 130 16 0 0 0 4.Rutland Lane 238 238 0 0 0 0 5.Buckingham Lane 60 60 0 0 0 0 6.Pembroke Lane 115 115 0 0 0 0 7.Mariners Park 0 0 0 11,696 15,000 3,304 8.Mariners School 0 0 0 38,640 42,994 4,354 TOTAL 1,973 11989 16 418,374 585,994 167,620 Population 3,907 3,938 31 Land Use Element Page 62 Westcliff Area (Statistical Area B) 1. Westcliff. This area is bounded by Westcliff Drive, Dover Drive, Mariners Drive and Santiago Drive. The area is designated for Single Family Detached land use, and is allocated a maximum of 461 dwelling units.No subdivision of this area which will result in additional dwelling units is allowed. ESTIMATED GROWTH FOR STATISTICAL AREA 33 Residential(in do's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.Westcliff 461 461 0 0 0 0 TOTAL 461 461 0 0 0 0 Population 913 913 0 Harbor Highlands Area (Statistical Area J4) 1. Harbor Highlands. This area is bounded by Irvine Avenue, Santiago Drive, Mariners Drive and Dover Drive. It is designated for Single Family Detached development, and is allocated 615 dwelling units. No subdivision which will result in additional dwelling units is allowed in this area. ESTIMATED GROWTH FOR STATISTICAL AREA J4 Residential(in du's) Commercial(in sq. ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.Harbor Highlands 615 615 0 0 0 0 TOTAL 615 615 0 0 0 0 Population 1,218 1,218 0 Land Use Element Page 63 Westbay Area(Statistical Area J5) I, Westbay Residential. This area is bounded by Irvine Avenue, Santa Isabel Avenue and the westerly City boundary. The area is designated for Single Family Detached development, and is allocated 351 dwelling.units. Subdivision of large lots in this area can be expected to occur. New lots shall be for Single Family Detached development and shall be a minimum of 10,000 sq.ft. of buildable lot area. 2. Harbor Christian Church. The Harbor Christian Church site is bounded by Irvine Avenue, Santa Isabel Avenue and Tustin Avenue. The site is designated for Governmental, Educational and Institutional Facilities,and is allowed a floor area ratio of 0.1. 3. Westbay. The Westbay site is bounded by Irvine Avenue, University Drive, the City boundary along the easterly extension of the Mesa Drive alignment and Upper Newport Bay. The site is designated for Recreational and Environmental Open Space, and may be used for regional park facilities, passive open space or interpretive facilities related to the Upper Newport Bay Ecological Reserve or the on-site cultural resources. Structures on this site shall not exceed 10,000 sq.ft. In addition,the normal hours of park operation specified in the County's General Development Plan and Resource Management Plan for Upper Newport Bay Regional Park shall not be interpreted so as to prohibit visitors from using park trails at other times when the park is not staffed [GPA 92-3 (E)]. 4. Upper Bay Townhomes. This site is located on the northeasterly comer of Irvine Avenue and University Drive. The site designated for Single Family Attached development, is allocated 33 dwelling units,which reflects the existing use. 5. YMCA. The YMCA site is located easterly of the Upper Bay Townhomes, and is designated for Govemmental,Educational and Institutional Facilities.Development is limited to 60,333 sq. ft., exclusive of parking, 6. Upper Bay Office.This site is located easterly of the YMCA.Designated for Administrative, Professional and Financial Commercial land use,the site is allowed a floor area ratio of 0.4. 7. Anniversary Lane. This area is on Anniversary Lane at Irvine Avenue. The land use designation is Single Family Detached, and no subdivision which will result in additional dwelling units is allowed.A total of 57 dwelling units is allowed. 8. Newport Beach Golf Course. The Newport Beach Golf Course occupies a site which is between Irvine Avenue and Upper Newport Bay along the Delhi Flood Control Channel. The site is designated for Recreational and Environmental Open Space. Golf Course support facilities are allowed,with a maximum floor area of 20,000 sq.ft. Land Use Element Page 64 1. Estate Lots. The estate lots along Upper Newport Bay easterly of the Delhi Channel area are designated for Single Family Detached development, with an allocation of three dwelling units.No subdivision of these properties resulting in additional dwelling units is allowed. 2. Bay Knolls. The Bay Knolls annexation added 55 acres of developed residential territory to the City's west boundary between 22nd Street and Santa Isabel Avenue. The area is designated `Single Family Detached.' [GPA99(3A)] ESTIMATED GROWTH FOR STATISTICAL AREA J5 Residential(in du's) Commercial(in sq. ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.Westbay Residential 319 351 32 0 0 0 2.Harbor Christian Ch. 0 0 0 4,240 8,725 4,485 3. Westbay 0 0 0 0 10,000 10,000 4.Upper Bay Townhomes 33 33 0 0 0 0 5.YMCA 0 0 0 15,769 60,333 44,564 6.Upper Bay Office 0 0 0 67,951 71,578 3,627 7.Anniversary Lane 57 57 0 0 0 0 8.NB Golf Course 0 0 0 11,898 20,000 8,102 9.Estate Lots 3 3 0 0 0 0 10.Bay Knolls 190 190 0 0 0 0 TOTAL 602 634 32 99,858 170,636 70,778 Population 1,193 1,256 63 Santa Ana Heights Area (Statistical Area J6) 1. Irvine Avenue. This area includes the lots within the corporate boundary of the City of Newport Beach southeasterly of Irvine Avenue and Bristol Street. The area is designated for Retail and Service Commercial or Administrative, Professional and Financial Commercial land use.The maximum floor area ratio allowed is 0.5/0.75. 2. Santa Ana Heights. The Santa Ana Heights area includes the unincorporated County territory easterly of Irvine Avenue between Bristol Street and Upper Newport Bay. The General Plan policies and land use designations are intended to create land uses compatible with the John Wayne Airport, respond to the demand for commercial uses along the Corona del Mar Freeway, and protect and enhance the character of the well established residential areas. The area is designated for Administrative, Professional and Financial Commercial, Retail and Service Commercial and Single Family Detached land use. Santa Ana Heights is designated as a Specific Plan area in order that unique zoning may be created to accommodate the character of the-area. [GPA 89-2 (A)] Land Use Element Page 65 The residential areas in Santa Ana Heights are in two main components, and are fully subdivided and developed'. The large lots located adjacent to the Regional Equestrian Trail have traditionally been the residential area where the keeping of large animals has been permitted, thereby providing this unique opportunity to those residents that enjoy a rural/equestrian lifestyle. The larger lot subdivision is generally subdivided at 19,800 sq.ft. per lot. Those lots smaller than 19,800 sq. ft. and subdivided prior to annexation may remain, and those larger shall not be subdivided smaller than 19,800 sq. ft. The large "estate" lots south of Mesa Drive shall not be further subdivided. The other residential area has been subdivided at approximately five (5)lots per acre. Lots which are undersized as of annexation shall be allowed to remain. Further sub- divisions in this area which result in additional dwelling units shall not be permitted. All of the residentially designated lots may be developed with no more than one dwelling unit per lot. Commercial horse stables are allowed in the large lot area subject to the provisions of the Specific Plan. Areas designated for Administrative, Professional and Financial Commercial or Retail and Service Commercial are limited to a maximum floor area ratio of 0.5. Hotels, motels and convalescent hospitals are not permitted in areas designated for Administrative,Professional and Financial Commercial, 3. Bayvieiv. This Planned Community is located on the southwesterly corner of Bristol Street and Jamboree Road. The area is designated for Administrative, Professional and Financial Commercial, Single Family Detached, and Single Family Attached land use. Maximum permitted development by site within the Planned Community is as follows: Single Family Attached: 88 dwelling units Single Family Detached: 145 dwelling units Professional,Adm. Office: 660,000 sq. ft. office;27,000 sq. ft. retail Hotel: 300 rooms Restaurant/Office Site: 8,000 sq.ft. restaurant or 7,000 sq.ft. office Buffer: 6 acres Commercial development limits do not include above grade parking,structures. Land Use Clement Page 66 I ESTIMATED GROWTH FOR STATISTICAL AREA J6 Residential(in du's) Commercial(in sq. ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected O1/O1/1987 Projection Growth 01/01/1987 Projection Growth 1.Irvine Avenue 6 0 -6 136,084 202,276 66,192 2. Santa Ana Heights 442 309 -133 351,816 1,170,205 818,389 3.Bayview 233 233 0 599,660 987,500 387,840 TOTAL 681 542 -139 1,087,560 2,359,981 1,272,421 Population 1,348 1,073 -275 Land Use Element Page 67 Eastbay Area (Statistical Division K) This area includes all land between Upper Newport Bay and Jamboree Road north of Coast Highway. Newport Dunes Area(Statistical Area Kl) 1. Bayside Village Commercial. This area is located adjacent to Upper Bay bridge on Coast Highway at Bayside Drive. The site is designated for Recreational and Marine Commercial land use,and is allowed a maximum floor area ratio of 0.5/0.75. 2. Bayside Village Residential. This site is located between Upper Newport Bay and the Newport Dunes. The site is designated for Multi-Family Residential, and is allowed one dwelling for each 2,904 sq. ft. of buildable lot area. The existing mobile home park is also allowed under this designation. The sand spit enclosing the waterway adjacent to the existing residential development is designated for Recreational and Environmental Open Space.This site is considered an environmentally sensitive habitat area, and no development is permitted. 3. Neuport Dunes. This site is a County Aquatic Park Facility in Upper Newport Bay, northwesterly of Jamboree Road and Coast Highway. It is designated for Recreational and Environmental Open Space, and development is permitted pursuant to the Newport Dunes Settlement Agreement,as follows: Hotel: 275 rooms Restaurant: 27,500 sq. ft. (487,500 sq. ft.max.) DryBoat Storage: 400 spaces Marine Retail/Coffee Shop: 7,500 sq. ft. Administration: 6,000 sq. ft. Marina Office: 5,000 sq. ft. Boat Slips: 200 slips R.V. Support: 8,000 sq.ft. Boat Ramp: 7 lanes R.V.Park: 444 spaces Day Use Parking: 645 spaces Commercial development limits do not include above grade parking structures. 4. Baoiew Landing. This site is located adjacent to the Newport Dunes site, on the northwesterly corner of Jamboree Road and East Coast Highway.The higher level of the site which is on the corner of Coast Highway and Jamboree Road is designated for Recreational and Environmental Open Space. It is proposed that this site be dedicated to the City when the balance of the site is approved for development, and used for a view park, with a trail staging area for bicyclists and pedestrians, restrooms, picnic areas, drinking fountains and bicycle racks. The lower level of the site which is on the corner of Jamboree Road and Back Bay Drive is designated for Retail and Service Commercial land use, and is allocated 10,000 sq. ft. for restaurant use, or 40,000 sq. ft. for athletic club use, excluding parking. Use of the site for Land Use Clement Page 68 affordable senior citizen housing facilities is also permitted as an optional land use (instead of restaurant or athletic club). If the site is used for senior citizen housing, 30,000 sq. ft. of general retail use may be transferred to Newport Center-Fashion Island [GPA 92-2 (C)]. The site may be developed with the Senior Affordable Housing option only if the Coastal Development Permit findings demonstrate that adequate visitor serving uses exist in the nwport Beach coastal zone consistent with the recreational and visitor serving commercial policies of the Coastal Act. [GPA 92-2 (C)]. 5. Shelbnaker Island. This site is the southernmost of the three Upper Bay islands. It is designated for Recreational and Environmental Open Space. The southern tip of the island currently supports a dredging operation and the UCI Rowing Base. These uses are allowed to continue,but may not be intensified. 6. Upper Newport Bay Ecological Reserve. This site includes all of Upper Newport Bay, including both tidelands and uplands owned by the California Department of Fish and Game. Upland areas of the reserve are designated for Recreational and Environmental Open Space.Uses consistent with the Upper Bay Management Plan are permitted. 7. Newporter Resort. This site is located on the northwesterly corner of Jamboree Road and Back Bay Drive. It is designated for Retail and Service Commercial land use. Hotel and support facilities are allowed on this site,with a maximum of 479 hotel rooms. 8. Nei+porter Knoll. This site is located between the Newporter Resort and John Wayne Gulch. It is designated for Recreational and Environmental Open Space for passive open space use. 9. John Wayne Tennis Club. This site is located on Jamboree Road at John Wayne Gulch. The site is designated for Recreational and Environmental Open Space land use. Terris club and support facilities are allowed on this site.The maximum allowed development is 0.1 FAR. 10. Newporter North. This site is bounded by the Upper Newport Bay, San Joaquin Hills Road, Jamboree Road and John Wayne Gulch. Bluff areas and environmentally sensitive resource areas are designated for Recreational and Environmental Open Space. 'Precise mapping of sensitive areas is required prior to approval of development on the remainder of the site. No development of these areas is permitted. The northern portion of the site near San Joaquin Hills Road is designated for Single Family Attached land use, with a maximum of 212 dwelling units allowed. This designation of Single Family Attached shown on the Land Use Plan (Map) represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with any of the residential product types within the established dwelling unit limit. Land Use Element Page 69 11. Park Neuport. This site is bounded by Upper Newport Bay, the Mouth of Big Canyon, Jamboree Road and San Joaquin Hills Road. The site is designated Multi-Family Residential,and is allocated 1,306 dwelling units,which reflects the existing development. ESTIMATED GROWTH FOR STATISTICAL AREA Kl Residential(in du's) Commercial(in sq.fl.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.Bayside Village(C) 0 0 0 0 121,250 121,250 2.Bayside Village 291 397 106 0 0 0 3.Newport Dunes 0 0 0 25,466 567,500 542,034 4.Bayview Landing 0 0 0 0 40,000 40,000 S.Shellmaker Island 0 0 0 13,919 13,919 0 6.UNBER 0 0 0 0 0 0 7.Newporter Resort 0 0 0 411,000 479,000 68,000 8.Newporter Knoll 0 0 0 .0• -0- 0 9.JW Tennis Club 0 0 0 8,152 19,994 11,842 10,Newporter North 0 212 212 0 0 0 11.Park Newport 1,306 1,306 0 0 0 0 TOTAL 1,597 1,915 318 458,537 1,241,663 783,126 Population 3,162 3,792 630 The Bluffs Area(Statistical Area K2) 1. Mouth of Big Canyon. This area is northerly of Park Newport between Upper Newport Bay and Jamboree Road. The site is designated for Recreational and Environmental Open Space, for passive recreation and wildlife habitat restoration. 2. Domingo Drive. This area includes all MFR parcels in Tract 5425. The area is designated for Multi-Family Residential land use. The area is fully developed and is allocated 225 dwelling units,which reflects the existing land use [GPA 90-1 (A)]'. 3. Eastbluff GEY. The educational and institutional' sites along Eastbluff Drive, Mar Vista Drive, and Domingo Drive are designated for Governmental, Educational and Institutional land use. The uses include several churches, schools, and the Corona del Mar High School site.The maximum permitted floor area ratio is 0.17 [GPA 89-3 (E)]. 4. The Bluffs. This area is between Upper Newport Bay and Eastbluff Drive, and is designated for Single Family Attached land use. The area is fully developed and is allocated 1,374 dwelling units,which reflects the existing land use, 5. Eastbluff Center. This site is located on Eastbluff Drive at Vista del Sol. The land use designation of Retail and Service Commercial allows continuation of the existing neighborhood commercial shopping center.The maximum floor area ratio is 0.30. Ladd Use Element Page 70 6. Eastbluff Park. This park site is owned by the City of Newport Beach, and is located along Vista del Oro at Vista del Sol. The land use designation of Recreational and Environmental Open Space is intended to allow continuation of the active community park use. Adjacent to this site is the Boys Club site, which is also designated for Recreational and Environmental Open Space,with a maximum permitted development of 15,000 sq.ft. 7. Eastbluff Elementary. This site is located adjacent to Eastbluff Park,*and is no longer used for school facilities, but is used for civic, cultural and community facilities. It is designated for Governmental,Educational and Institutional Facilities to allow a continuation of a broad spectrum of community support uses.The maximum allowed floor area ratio is 0.1. 8. Newport Beach Tennis Club. This site is located northerly of the Eastbluff Shopping Center. The site is designated for Recreational and Environmental Open Space, to allow continuation of this active recreational use. The maximum permitted development is 15,000 sq. ft. 9. Eastbluff Remnant. This site is located between Eastbluff Park and Upper Newport Bay.The site is designated for Recreational and Environmental Open Space for passive open space use. ESTIMATED GROWTH FOR STATISTICAL AREA K2 Residential(in du's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.Mouth of Big Canyon 0 0 0 0 0 0 2.Domingo Drive 216 216 0 0 0 0 3.EastbluffGEIF 0 0 0 267,575 327,451 59,876 4.The Bluffs 1,374 1,374 0 0 0 0 5.Eastbluff Center 0 0 0 61,596 90,873 29,277 6.Eastbluff Park 0 0 0 12,340 15,000 2,660 7.Eastbluff School 0' 0 0 45,534 50,181 4,647 8.NB Tennis Club 0 0 0 7,622 15,000 7,378 9.Eastbluff Remnant 0 0 0 0 0 0 TOTAL 1,590 1,590 0 394,667 498,505 103,838 Population 3,148 3,148 0 Land Use Element Page 71 Eastbluff Area(Statistical Area K3) 1. Eastbluff. This area is located between Eastbluff Drive and Jamboree Road, and is designated predominantly for Single Family Detached land use. The area is fully developed and is allocated 460 dwelling units. No subdivision which will result in additional dwelling units is allowed. The community recreation area on Alta Vista at Basswood Street is designated for Recreational andEnvironmental Open Space. ESTIMATED GROWTH FOR STATISTICAL AREA K3 Residential(in du's) Commercial(in sq. 11.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.Eastbluff 460 460 0 0 0 0 TOTAL 460 460 0 0 0 0 Population 911 911 0 Land Use Element Page 72 Jamboree Road/Mae Arthur Boulevard Area (Statistical Division L) This area is comprised of the major commercial and residential planned communities, including Newport Center, Big Canyon, Aeronutronic Ford/Belcourt, North'Ford, San Diego Creek North, Jamboree/MacArthur, Koll Center Newport and Newport Place, as well as the Campus Drive Industrial Tract. Newport Center(Statistical Area LI) The Newport Center area is bounded by East Coast Highway, Jamboree Road, San Joaquin Hills Road and MacArthur Boulevard. Development is allocated to Newport Center on a block-by-block basis, as set forth in the following discussion. All landscaped entry areas of Newport Center are designated for Recreational and Environmental Open Space. Transfers of development rights in Newport Center are permitted, subject to the approval of the City with the finding that the transfer is consistent with the intent of the General Plan and that the transfer will not result in any adverse traffic impacts. It is proposed that Newport Center be rezoned to the Planned Community District, with a comprehensive Planned Community Text developed and adopted. All development limits are exclusive of parking. 1. Block O- Corporate Plaza. This site is bounded by Newport Center Drive, Farallon Drive, Avocado Avenue and Coast Highway. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 432,320 sq. ft. of office development. 85,000 sq. ft. of this total was transferred from Newport Village as part of the Library Exchange Agreement (Amendment No. 728). Support retail commercial uses are also allowed within this development allocation. 2. Block 100- Gateway Plaza. This area is bounded by Newport Center Drive, Anacapa Drive and Farallon Drive. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 199,095 sq. ft. [GPA 2004-001] of office development. [GPA 99-2(E)] Support retail commercial uses are also allowed within this development allocation. 3. Block 200 - Design Plaza. This area is bounded by Newport Center Drive, Block 300, Avocado Avenue, Farallon Drive and -Anacapa Drive. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 178,777 sq. ft. of office development. Support retail commercial uses are also allowed within this development allocation. 4. Block 300 - Theater Plaza. This area is bounded by Newport Center Drive, San Miguel Drive, Avocado Avenue and Block 200. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 104,158 sq. ft. of office development and 2,050 theater seats [GPA 94-1 (B)]. Support retail commercial uses are also allowed within this development allocation. Land Use Element Page 73 5. Block 400-Medical Plaza. This area is bounded by Newport Center Drive, San Nicolas Drive, Avocado Avenue and San Miguel Drive. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 88,173 sq. ft. of office development,and 351,945 sq. ft. of medical office development. Support retail commercial uses are also allowed within this development allocation. 6. Block 500 - Company Plaza. This area is bounded by Newport Center Drive, Santa Rosa Drive, San Joaquin Hills Road, Avocado Avenue and San Nicolas Drive. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 377,170 sq. ft, of office development. Support retail commercial uses are also allowed within this development allocation. 7. Block 600 - Financial Plaza. This area is bounded by Newport Center Drive, Santa Cruz Drive, San Joaquin Hills Road and Santa Rosa Drive. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 959,134 sq. ft. of office development and 425 [GPA 97-3 (D)] hotel rooms. Support retail commercial uses are also allowed within the office portion of this development allocation [GPA 93-2(D)]. 8. Block 700 - Insurance Plaza. This site is bounded by Newport Center Drive, Santa Maria Road, San Clemente Drive and Santa Cruz Drive. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 327,671 sq. ft. of office development. Support retail commercial uses are also allowed within this development allocation. 9. Block 800 - Pacific Plaza. This area is bounded by Newport Center Drive, Santa Barbara Drive, San Clemente Drive and Santa Maria Road.The site is designated for Administrative, Professional and Financial Commercial and Multi-gamily Residential land uses. The office portion of the block is allocated 240,888 sq. ft. of office development and 13,096 sq. ft. of restaurant use. Support retail commercial uses are also allowed within this development allocation.The residential portion of this block is allocated 245 dwelling units. 10. Block 900 - Hotel Plaza. This area is bounded by Newport Center Drive, the Balboa Bay Tennis Club, the Newport Beach Country Club, Jamboree Road and Santa Barbara Drive. The site is designated for Administrative, Professional and Financial Commercial and Multi-Family Residential land uses. The allowed development is 611 hotel rooms with ancillary hotel support facilities and 19,630 sq. ft. of office development [GPA 94-1 (A)]. The residential site is allocated 67 dwelling units. 11. Civic Plaza. This area is bounded by Jamboree Road, San Joaquin Hills Road, Santa Cruz Drive, San Clemente Drive, and Santa Barbara Drive. The site is designated for Administrative,Professional and Financial Commercial;Retail and Service Commercial Land Use Element Page 74 and Governmental, Educational and Institutional Facilities. Entitlement in this block is as follows: Office: 337,261 sq. ft. Police Station: 48,000 sq. ft. Museum: 31,208 sq. ft. Auto Dealer: 2.14 acres/25,000 sq. ft. Fire Station: 13,481 sq.ft. Retail: 11,760 sq. ft. The City library site was previously shown for Government, Educational and Institutional Facilities, with an alternate use of Administrative, Professional and Financial Commercial. As part of the Newport Center Library Exchange Agreement between the City and The Irvine Company, GPA 91-1(C) and Amendment No. 729 were approved deleting the library designation from Civic Plaza and increasing the Administrative, Professional and Financial Commercial entitlement by 57, 150 sq. ft. , 35,000 sq. ft. of which was transferred from Newport Village and 22,150 sq. ft. of which was new entitlement. Subsequently, an additional 30,000 sq. ft. of office entitlement was transferred to Civic Plaza from Corporate Plaza West (Amendment No. 755). The existing 14,000 sq. ft. library will be permitted to remain in Civic Plaza until such time as the new library is completed in Newport Village. The existing art museum occupies 21,208 sq. ft. , with an allocation for 10,000 additional sq. ft. 12. Corporate Plaza West. This site is bounded by Newport Center Drive, East Coast Highway, the Newport Beach Country Club and the Balboa Bay Tennis Club. The site is designated for Administrative, Professional, and Financial Commercial land use. The site is allocated 115,000 sq.ft. 13. Balboa Bay Tennis Club.This site is bounded by Corporate Plaza West,the Newport Beach Tennis Club and the Granville Apartments. The site is designated for Recreational and Environmental Open Space and is allocated 24 tennis courts. 14. Newport Beach Country Club. This site is designated for Recreational and Environmental Open Space to allow the continuation of the 131.52 acre facility. 15. Anding's Nursery. This site is located on East Coast Highway and is designated for Retail and Service Commercial land use. The maximum allowed development is 5,000 sq. fta 'for retail commercial land use only. 16. Villa Point. This site is bounded by East Coast Highway,Jamboree Road, Sea Island and the Newport Beach Country Club. The site is designated for Multi-Family Residential land use and is allocated 228 dwelling units. 20% of the units shall be affordable, with the affor- dability standards and term determined at the time of project approval. 17. Sea Island. This area is located on Jamboree Road across from the Newporter Resort. The site is designated for Single Family Attached development and is allocated 132 dwelling units, which reflects the existing land use. Land Use Element Page 75 18. Fashion.Island. This site is located within the circle formed by Newport Center Drive. The site is designated for Retail and Service Commercial land use and is allocated 1,603,850 sq. ft. for regional retail and 1,700 theater seats. An additional 30,000 sq. ft. of regional retail may be added upon commitment of the Bayview Landing site for senior citizen housing [GPA 94-2(B)]. No office development is allowed in Fashion Island. 19. Newport Village. This area is bounded by San Joaquin Hills Road, MacArthur Boulevard, East Coast Highway and Avocado Avenue. A. Ten acres at Coast Highway and MacArthur Boulevard are designated for Retail and Service Commercial use with a maximum allowed development of 105,000 sq. ft. fl. [GPA 95-2(C)]. B. Four acres of the Newport Village area are shown for Recreational and Environmental Open Space for neighborhood park use. The precise location of the park site has not been established, but will be determined when plans are submitted for off-site development that was transferred as part of the Library Exchange Agreement. The property owner shall provide the City with an irrevocable offer of dedication of four acres of the site in consideration for the conversion of previous residential entitlement to office use. The offer to dedicate the four acre parcel may be modified to require dedication of another site within the City subject to the consent of the property owner and the City. The irrevocable offer to dedicate the four acre parcel shall be provided within sixty (60) days after a written request from the City to the property owner. The irrevocable offer shall not obligate the property owner to dedicate the property prior to issuance of permits for the office development that was transferred off-site, or the execution of a development agreement which vests the property owner's tights to construct the allowable development. C. Approximately 2.5 acres at the comer of San Joaquin Hills Road and MacArthur Boulevard is also designated for Governmental, Educational and Institutional Facilities, for use as the Orange County Transit District transfer facility. Storage of ; buses overnight and routine maintenance of vehicles is not allowed on this site. D. A four acre portion of the Newport Village site was previously shown for Administrative, Professional and Financial Commercial Uses with an alternate of Government,Educational,Institutional Facilities to allow for the possible relocation of the City library currently located in Civic Plaza. As part of the Library Exchange Agreement, GPA 91-1(C) and Amendment No. 746 were approved designating this four-acre site for a 65,000 sq. ft. library,and deleting all previous entitlements. E. The balance of the site, which was previously designated for Administrative, Professional and Financial Commercial land use,was re-designated for Recreational and Environmental Open space as part of the`Library Exchange Agreement and Land Use Element Page 76 Amendment No. 746. All development entitlements for this property were transferred to other areas of Newport Center as part of that agreement. ESTIMATED GROWTH FOR STATISTICAL AREA LI Residential(in du's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.Block 0 0 0 0 246,146 432,320 186,174 2. Block 100 0 0 0 196,545 199,095 2,550 3.Block 200 0 0 0 207,781 207,781 0 4.Block 300 0 0 0 130,408 134,908 4,500 5.Block 400 0 0 0 440,118 440,118 0 6.Block 500 0 0 0 377,170 377,170 0 7.Block 600 0 0 0 1,284,134 1,426,634 142,500 8.Block 700 0 0 0 327,671 327,671 0 9.Block 800 0 245 245 253,984 253,984 0 10.Block 900 67 146 79 616,630 625,630 9,000 11.Civic Plaza 0 0 0 365,160 456,710 91,550 12. Corporate Plaza 0 0 0 15,000 115,000 100,000 13.Tennis Club 0 0 0 0 0 0 14.NB Country Club 0 0 0 0 0 0 15.Amling's 0 0 0 3,960 5,000 1,040 16.Villa Point 0 228 228 0 0 0 17.Sea Island 132 132 0 0 0 0 18.Fashion Island 0 0 0 1,603,850 1,633,850 30,000 19.Newport Village 0 0 0 55,000 170,000 115,000 TOTAL 199 751 552 6,123,557 6,805,871 682,314 Population 394 1,331 937 Revised 0111012006 Big Canyon (Statistical Area L2) Big Canyon is bounded by San Joaquin Hills Road, Jamboree Road, Ford Road and MacArthur Boulevard. The area is identified as the Big Canyon Planned Community. The areas are numbered as on Planned Community Text map. (see Map 4) 1. Big Canyon Area 1. This area is designated for Single Family Attached development and is allocated 83 dwelling units,which reflects the existing land use. 2. Big Canyon Area 2. This area is designated for Single Family Attached development and is allocated 17 dwelling units,which reflects the existing land use. 3. Big Canyon Area 3. This area is designated for Single Family Attached development and is allocated 12 dwelling units,which reflects the existing land use. Land Use Element Page 77 4. Big Canyon Area 4. This area is designated for Single Family Attached development and is allocated 66 dwelling units,which reflects the existing land use. 5. Big Canyon Area 5. This area is designated for Single Family Attached development and is allocated 61 dwelling units,which reflects the existing land use. 6. Big Canyon Area 6.This area is designated for Single Family Attached development and is allocated 61 dwelling units,which reflects the existing land use. 7. Big Canyon Area 7. This area is designated for Single Family Attached development and is allocated 26 dwelling units,which reflects the existing land use. 8. Big Canyon Area 8. This area is designated for Single Family Detached development and is allocated 34 dwelling units. No subdivision of this area which will result in additional dwelling units is allowed. 9. Big Canyon Area 9. This area is designated for Single Family Detached development and is allocated 67 dwelling units. No subdivision of this area which will result in additional dwelling units is allowed. 10. Big Canyon Area 10. This area is designated for Single Family Detached development and is allocated 21 dwelling units. No subdivision of this area which will result in additional dwelling units is allowed. 11. Big Canyon Area 11. This area is designated for Single Family Attached development and is allocated 25 dwelling units,which reflects the existing development. 12. Big Canyon Area 12. This area is designated for Single Family Detached development and is allocated 117 dwelling units. No subdivision of this area which will result in additional dwelling units is allowed. 13. Big Canyon Area 13.This area is designated for Single Family Attached development and is allocated 43 dwelling units,which reflects the existing development. 14. Big Canyon Area 14. This area is designated for Multi-Family Residential development and is allocated 74 dwelling units. One dwelling unit is allowed for each 5,533 sq. R. of buildable lot area. 15. Big Canyon Area 15. This site is located on the northeasterly corner of Jamboree Road and San Joaquin Hills Road. The site is designated for Retail and Service Commercial land use and is allocated 2,300 sq. A [GPA 91-3 (C)]. 16. Big Canyon Area 16. This area is designated for Multi-Family Residential development and is allocated 80 dwelling units. One dwelling unit is allowed for each 9,169 sq. ft. of buildable lot area. Land Use Element Page 78 17. Big Canyon Country Club. This golf course with related facilities is located within the Big Canyon Planned Community and is designated for Recreational and Environmental Open Space to allow the continuation of this 191.13 acre facility. Maximum development permitted is 65,000 sq.ft. ESTIMATED GROWTH FOR STATISTICAL AREA L2 Residential(in du's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1.Area 1 83 83 0 0 0 0 2.Area 2 17 17 0 0 0 0 3.Area 3 12 12 0 0 0 0 4.Area 4 66 66 0 0 0 0 5.Area 5 61 61 0 0 0 0 6.Area 6 61 61 0 0 0 0 7.Area 7 26 26 0 0 0 0 8.Area 8 34 34 0 0 0 0 9.Area 9 66 67 1 0 0 0 10.Area 10 5 21 16 0 0 0 11.Area 11 25 25 0 0 0 0 12.Area 12 117 117 0 0 0 0 13.Area 13 43 43 0 0 0 0 14.Area 14 74 74 0 0 0 0 15.Area 15 0 0 0 1,834 2,300 466 16.Area 16 0 80 80 0 0 0 17.BC Country 1 1 0 51,058 65,000 13,942 18. Religious Institution 0 0 0 0 34,000 34,000 TOTAL 691 788 97 52,892 101,300 48,408 Population 1,368 1,560 192 Revised 10/12/2004 Land Use Elemen( Page 79 North Ford Area (Statistical Area U) 1. Aeronutronic Ford. This area is bounded by Ford Road,Jamboree Road,Bison Avenue and MacArthur Boulevard. The area is identified as the Aeronutronic Ford Planned Community. Areas described are numbered as on the Planned Community Text map. (see Map 5) 1-1. AFArea 1. This area is designated for Single Family Attached development and is allocated 50 dwelling units,which reflects the existing development. 1-2. AFArea 2. This area is designated for Single Family Attached development and is allocated 53 dwelling units,which reflects the existing development. 1-4. AF Area 4. This area is designated for Single-Family Detached or Attached residential development and is allocated a maximum of 500 dwelling units [GPA 93-2(A)]. 1-5. AFArea 5. This area is designated for Single Family Detached development and is allocated 39 dwelling units.No subdivision resulting in additional units in this area is allowed. 1-6. AFArea 6. This area is designated for Single Family Attached development and is allocated 54 dwelling units,which reflects the existing development. 1-7. AFArea 7. This area is designated for Single Family Attached development and is allocated 59 dwelling units,which reflects the existing development. 1-8. AFArea 8. This area is designated for Single Family Attached development and is allocated 168 dwelling units,which reflects the existing development. 2. North Ford. This area is bounded by Bison Avenue, Jamboree Road, San Diego Creek and the City boundary. The area is identified as the North Ford Planned Community. Areas described are numbered as on the Planned Community Text map. (see Map 6) All development limits exclude parking. 2-1. NFArea 1. This area is designated for Governmental, Education and Institutional Facilities with ari allocation of 58,417 sq. ft. and for General Industry with an allocation of 89,624 sq. ft. [GPA 88-2(B)] Land Use Element Page 80 2-2. NF Area 2. This area is designated Governmental, Educational and Institutional Facilities, and General Industry [GPA 90-1 (G)] [GPA 93-3 (B)] [GPA 96-1(B)] [GPA 96-3 (E)]. The development allocation is as follows: Synagogue Site: 71,150 sq. ft. Utility Station: 1,000 sq.ft. TIC Corp. Yard: 33,940 sq. ft. General Industry: (Site 2a: Mini Storage Facility) 110,600 sq.ft. Postal Facility: 55,200 sq. ft. (Site 2b: Mini Storage Facility) 86,000 sq.ft. 2-3. NF Area 3. This site is designated for Retail and Service Commercial land use and is allocated 50,000 sq.ft. of retail commercial development. 2-4. NF Area 4. This area is designated for Multi-Family Residential land use and is allocated 300 dwelling units. 20% of the units shall be affordable,with the affordability standards and term determined at the time of project approval. 2-5. NF Area 5. This area is designated for residential development in three types. The Single Family Detached area is allocated 159 dwelling units and no subdivision which will result in additional dwelling units is allowed. The Single Family Attached area is allocated 120 dwelling units which reflects the existing development. The Multi-Family Residential area is allocated 570 dwelling units and one unit is allowed for each 2,778 sq. ft. of buildable lot area. 2-6. NF Area 6. This site is designated for Recreational and Environmental Open Space for community park uses. This park site is intended to provide major facilities for the City's community recreation programs. 3. San Diego Creek North. This site is located on Jamboree Road easterly of the Bayview Planned Community. The site is designated for Retail and Service Commercial (RSC) land use and is allocated a floor area ratio of 0.5/0.75 [GPA 95-1 (D)]. 4. Jamboree/MacArthur. This site is located southerly of the intersection of Jamboree Road and MacArthur Boulevard. It is designated for Administrative, Professional and Financial use, with a floor area ratio of 0.25. Land Use Element Page 81 ESTIMATED GROWTH FOR STATISTICAL AREA L3 Residential(in du's) Commercial(in sq.it.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1-1. AF Area 1 50 50 0 0 0 0 1-2. AF Area 2 53 53 0 0 0 0 14. AF Area 4 -0- 500 500 0 0 0 1-5. AF Area 5 39 39 0 0 0 0 1-6. AF Area 6 54 54 0 0 0 0 1-7. AF Area 7 59 59 0 0 0 0 1-8. AF Area 8 168 168 0 0 0 0 2-1. NF Area 1 0 0 0 74,692 148,041 73,349 2-2. NF Area 2 0 2 2 100,930 357,890 256,960 2-3. NF Area 3 0 0 0 0 50,000 50,000 2.4. NF Area 4 0 300 300 0 0 0 2-5. NF Area 5 849 849 0 0 0 0 2-6, NF Area 6 0 0 0 0 0 0 3 San Diego Creek North 0 0 0 0 200,000 200,000 4 Jamboree/MacArthur 0 0 0 0 50,000 50,000 TOTAL 1,272 2,074 802 375,622 805,931 630,309 Population 2,519 4,561 2,040 Revised 0312411997 Airport Area (Statistical Area L4) 1. Koll Center Newport. Koll Center Newport is bounded by Campus Drive,Jamboree Road and MacArthur Boulevard. The area is identified as the Koll Center Newport Planned Community. Areas described are the same as those defined in the Planned Community Text. (see Map 7)All development limits exclude parking. 1-1: KCN Office Site A. This site is designated for Administrative, Professional and Financial Commercial land use and is allowed 418,346 sq. ft.plus 471 hotel rooms. [GPA97-3(E)]. 1-2. KCN Office Site B. This site is designated for Administrative, Professional and Financial Commercial land use and is allowed 1,060,898 sq. ft. Support retail commercial uses are allowed within this allocation. [GPA 2004-06) 1-3. KCN Office Site C. This site is designated for Administrative, Professional and Financial Commercial land use and is allocated 734,641 sq. ft. Support retail commercial uses are allowed within this allocation. Land Use Element Page 82 1-4. KCN Office Site D. This site is designated for Administrative, Professional and Financial Commercial land use and is allocated 250,149 sq. ft. Support retail commercial uses are allowed within this allocation. I-5. KCN Office Site E. This site is designated for Administrative, Professional and Financial Commercial land use and is allocated 32,500 sq. ft. Support retail commercial uses are allowed within this allocation. 1-6. KCN Office Site F. This site is designated for Retail and Service Commercial land use and is allocated 34,500 sq.ft. This site may also accommodate separate office uses. 1-7. KCN Office Site G. This site is designated for Administrative, Professional and Financial Commercial land use and is allocated 81,372 sq. ft. Support retail commercial uses are allowed within this allocation. 1-8. KCN Industrial Site 1. This site is designated for General Industry and is allocated 442,775 sq. ft. [GPA 89-1 (F)] 1-9. KCN Retail and Set-vice Site 1. This site is designated for Retail and Service Commercial and is allocated 120,000 sq. ft. which includes 164 hotel rooms. [GPA 99-2(A)] 1-10. Court House. This site is designated for Governmental, Educational and Institutional Facilities and is allocated 90,000 sq.fl. 2. Neuport Place. Newport Place is bounded by Birch Street,MacArthur Boulevard,Jamboree Road and Bristol Street North. The area is identified as the Newport Place Planned Community. The areas described are not the same as those defined on the Planned Community Text map, but are a compilation of the area on a block-by-block basis, with more precise site allocations made in the Planned Community Text. All development limits exclude parking. 2-1. NP Block A.Block A is bounded by Corinthian Way,MacArthur Boulevard and Birch Street.Parcel 1, containing 6.3 acres is designated for Retail and Service Commercial land use,with a 349 room hotel permitted. Parcel 2, with 2.4 acres, is designated for Retail and Service Commercial land uses other than hotel,with a maximum gross building floor area of 31,362 square feet[GPA 90-3 (A)]. 2-2. NP Block B. Block B is bounded by Birch Street, Corinthian Way, Scott Drive and Dove Street. The site is designated for Retail and Service Commercial land use and 11,950 sq.ft. is allowed. 2-3. NP Block C. Block C is bounded by Scott Drive, Corinthian Way, MacArthur Boulevard Newport Place Drive and Dove Street. The site is designated for Retail and Service Commercial and Administrative,Professional and Financial Commercial land use and is allocated 457,880 sq.ft. 2-4. NP Block D. Block D is bounded by Birch Street, Dove Street, Westerly Place and Quail Street. The site is designated for Administrative,Professional and Financial Commercial land use and is allocated 288,264 sq. ft. 2-5. NP Block E. Block E is bounded by Westerly Place, Dove Street and Quail Street. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 834,762 sq. ft. Land Use Element Page 83 2-6. NP Block F. Black F is bounded by Newport Place Drive, MacArthur Boulevard,Bowsprit-Drive and Dove Street. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 228,214 sq.ft. [GPA 98-3 (B)] 2-7. NP Blocks G&H.Block G &H are bounded by Birch Street, Quail Street, Spruce Street and Bristol Street North. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 344,231 sq.ft. [GP2001-004] 2-8. NP Block L Block 1 is bounded by Spruce Street, Quail Street,Dove Street and Bristol Street North. The site is designated for Retail and Service Commercial land use and is allocated 378,713 sq.ft.and 304 hotel rooms. [GPA 93-2(E)][GPA98-1(C)] 2-9. NP Block J. Block J is bounded by Dove Street, Bowsprit Drive, MacArthur Boulevard, Jamboree Road and Bristol Street North. The site is designated for Administrative, Professional and Financial Commercial and Retail and Service Commercial land use.The site is allocated 204,530 sq.ft. plus 3.0 acres for auto center use. 3. Campus Drive. This area is bounded by Campus Drive, MacArthur Boulevard, Birch Street and Bristol Street North.The area is designated for Administrative,Professional and Financial Commercial land use.The maximum allowed floor area ratio is 0.5/0.75. Land Use Element Page 84 ESTIMATED GROWTH FOR STATISTICAL AREA L4 Residential(in du's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1-1. KCN OS A 0 0 0 874,346 889,346 15,000 1-2. KCN OSB 0 0 0 1,060,898 1,062,648 1,750 1-3. KCN OS C 0 0 0 734,641 734,641 0 1-4. KCN OS D 0 0 0 250,176 250,176 0 1-5. KCN OS E 0 0 0 27,150 32,500 5,350 1-6. KCN OS F 0 0 0 31,816 34,500 2,684 1-7. KCN OS G 0 0 0 81,372 81,372 0 1-8. KCN IS I 0 0 0 377,520 442,775 65,255 1-9. KCN RS 1 0 0 0 52,086 120,000 67,914 1-10. Court House 0 0 0 69,256 90,000 20,744 2-1. NP BLK A 0 0 0 349,000 380,362 31,362 2-2. NPBLKB 0 0 0 10,150 11,950 1,800 2-3. NP BLK C 0 0 0 211,487 457,880 246,393 2-4. NP BLK D 0 0 0 274,300 288,264 13,964 2-5. NP BLK E 0 0 0 834,762 860,884 26,122 2-6. NP BLK F 0 0 0 225,864 228,214 2,350 2-7. NP BLK G &H 0 0 0 * 342,641 344,231 1,590 2-8. NP BLK 1 0 0 0 99,538 378,713 279,175 2-9. NP BLK J 0 0 0 ** 203,528 228,530 25,002 3 Campus Drive 0 0 0 885,202 1,261,727 376,525 TOTAL 0 0 0 6,995,733 8,178,713 1,182,980 Population 0 0 0 Revised 0 712 6/2 0 0 5 * Existing square footage as of 01/22/2002 *"Existing as of 05/24/2005 Land Use Element Page 85 Harbor View Hills Area (Statistical Division M) This area includes all land northerly of Fifth Avenue and easterly of MacArthur Boulevard. Harbor View Hills Area (Statistical Area MI) 1. Paint del Mar. This site is located on the northeasterly corner of MacArthur Boulevard and Fifth Avenue. The site is designated for Single Fancily Detached development and is allocated 43 dwelling units. No subdivision which will result in the addition of dwelling units is allowed. 2. Harbor View School. This site is located on Goldenrod Avenue north of Grant Howald Park. The site is designated for Governmental, Educational and Institutional Facilities and is allowed a maximum of 50,000 sq. ft. . 3. Grant Howald Park/OASIS. The area north of Fifth Avenue between Goldenrod Avenue and Marguerite Avenue is owned by the City of Newport Beach and used for various park purposes. The area is designated for Recreational and Environmental Open Space to allow the continuation of the existing uses, including the Community Youth Center and support facilities for the OASIS Center. The site on the corner of Fifth Avenue and Marguerite Avenue may be developed with additional OASIS Facilities. The maximum floor area permitted is 6,000 sq. ft. 4. Jasmine Park. This development is located on Marguerite Avenue northerly of the OASIS expansion site. It is designated for Single Family Attached development and is allocated 47 dwelling units,which reflects the existing land use. 5. Harbor View Drive Area. This area is bounded by MacArthur Boulevard, Crown Drive, the Jasmine Creek development, Harbor View School and The Shores Apartment complex. The area is designated for Single Family Detached development and is allocated 146 dwelling units. No subdivision which will result in additional dwelling units is allowed. 6. Crown Drive Area. This area is bounded by MacArthur Boulevard; San Miguel Drive, San Joaquin Hills Road and Crown Drive. The area is designated for Single Family Detached development and is allocated 120 dwelling units. No subdivision which will result in additional dwelling units is allowed. 7. Harbor Pointe. This area is bounded by MacArthur Boulevard, Roger's Gardens and San Miguel Drive. The area is designated for Single Family Detached and is allocated 21 dwelling units.No subdivision which will result in additional dwelling units is allowed. 8. Roger's Gardens. This site is located on the southeasterly corner of MacArthur Boulevard and San Joaquin Hills Road. The site is designated for Retail and Service Commercial land use and is allowed a maximum floor area of 0.25 FAR. Land Use Element Page 86 9. Jasmine Creek. This area is located southwesterly of San Joaquin Hills Road and Marguerite Avenue. The area is designated for Single Family Attached development and is allocated 324 dwelling units, which reflects the existing development. The common open space lots in Jasmine Creek are designated for Recreational and Environmental Open Space. 10. San Joaquin Hills Park Area. This area is located easterly of Crown Drive North, south of San Joaquin Hills Road. The park is designated for Recreational and Environmental Open Space, to allow the continuation of the existing use, which includes lawn bowling. Immediately to the south of the park is a utility service yard, which is designated for Governmental,Educational and Institutional Facilities. 11. The Shores Apartments. This site is located northeasterly of Sea Lane between Harbor View Drive and Goldenrod Avenue. The site is designated for Multi-Family Residential land use, and one dwelling unit is allowed for each 2,178 sq. ft. of buildable lot area. ESTIMATED GROWTH FOR STATISTICAL AREA MI Residential(in du's) Commercial(in sq. ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1. Point del Mar 43 43 0 0 0 0 2. Harbor View School 0 0 0 39,250 50,000 10,750 J. Howald Park/Oasis 0 0 0 5,600 6,000 400 4. Jasmine Park 47 47 0 0 0 0 5. HV Drive 146 146 0 0 0 0 6. Crown Drive 120 120 0 0 0 0 7. Harbor Pointe .21 21 0 0 0 0 8. Rogers'Gardens 0 0 0 56,766 70,785 14,019 9. Jasmine Creek 324 324 0 0 0 0 10. SJH Park 0 0 0 0 0 0 11. The Shores 120 149 29 0 0 0 TOTAL 821 850 29 101,616 I26,785 25,169 Population 1,626 1,683 57 Land Use Element Page 87 Buck Gully Area (Statistical Area M2) 1. OASIS. The Oasis Senior Citizen Center is located on the northeasterly corner of Marguerite Avenue and Fifth Avenue. The site is designated Recreational and Environmental Open Space and is allowed a maximum floor area of 30,000 sq. ft. 2. The Terraces. This project is located easterly of the Oasis Senior Citizen Center, The site is designated for Single Family Attached development and is allocated 100 dwelling units, which reflects the existing land use. 3. Harbor New Hills. This area is located southeasterly of San Joaquin Hills Road and Marguerite Avenue. The area is designated for Single Family Detached land use and is allocated 489 dwelling units.No subdivision which will result in additional dwelling units is permitted. 4. Buck Gully. This site is located between Harbor View Hills and the easterly City boundary. It is designated for Recreational and Environmental Open Space for passive open space uses. ESTIMATED GROWTH FOR STATISTICAL AREA M2 Residential(in du's) Commercial(in sq. it.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1. OASIS 0 0 0 18,000 30,000 12,000 2. The Terraces 100 100 0 0 0 0 3, Harbor ViewHills 489 489 0 0 0 0 4. Buck Gully 0 0 0 0 0 0 TOTAL 589 589 0 18,000 30,000 12,000 Po ulation 1,166 1,166 0 Pacific View Area (Statistical Area M3) 1. Baywood. This area is on the northeasterly corner of MacArthur Boulevard and San Joaquin Hills Road. The site is designated for Multi-Family Residential land use and is allocated 388 dwelling units. 2. Harbor View Venter. This'site is located on the northeasterly corner of San Joaquin Hills Road and San Miguel Road. The site is designated for Retail and Service Commercial land use and is allowed a maximum floor area of 0.3 FAR. 3. Bayport. This site is located easterly of the Harbor View Hills Center. The site is designated for Multi-Family Residential land use with one dwelling unit allowed for each 2,050 sq. ft. of buildable lot area. Land Use Clement Page 88 4. Lincoln School. This site is located easterly of the Bayport Apartments. It is designated for Governmental, Educational and Institutional Facilities with a maximum allowed development of 0.15 FAR. 5. Churches. Various sites on both sides of Pacific View Drive are designated for Governmental, Educational and Institutional Facilities to allow continuation of existing church uses. Maximum floor area allowed on these sites is 0.3 FAR. The Lutheran Church of the Master site also includes 101 units of senior citizen housing. 6. Reservoir. The Big Canyon Reservoir site is designated for Governmental, Educational and Institutional Facilities to accommodated this public utility use. 7. Pacific View Memorial Park. This site is located at the easterly terminus of Pacific View Drive and is designated for Governmental, Educational and Institutional Facilities, to allow the continuation of the cemetery, mausoleum and support uses. Cemetery and mausoleum uses do not generate consistent or predictable traffic volumes, but the bulk and visual impact of the structures on the site should be controlled to protect views and area aesthetics. The administrative offices and support facilities do generate traffic consistent with other land uses and floor area controls are appropriate. The site is allowed a maximum of 30,00 square feet of administrative offices and support facilities, 121, 680 square feet of community mausoleum and garden crypts and 12,000 square feet of family mausoleums. Mausoleums and other structures housing crypts shall be constructed in accordance with plans approved in conjunction with a use permit and site plan review application [GPA 94-1 (F)]. 8. Harbor Woods. This project is located on the northeasterly corner of San Miguel Drive and Pacific View Drive. The site is designated for Single Family Attached land use and is allocated 52 dwelling units,which reflects the existing land use. 9. Canyon Crest. This project is located easterly of Harbor Woods and is designated for Single Family Attached land use. The allocation of 42 dwelling units reflects the existing land use. 10. Marguerite Apartments. This site is bounded by Marguerite Avenue, Pacific View Drive, Harbor Day School and San Joaquin Hills Road. The site is designated for Multi-Family Residential land use and one dwelling unit is allowed for each 2,178 sq. ft. of buildable lot area. 11. Harbor Day School. This site is located easterly of the Marguerite Apartments and is designated for Governmental, Educational and Institutional Facilities. The maximum allowed development is 0.30 FAR [GPA 99-1 (E)]. Land Use Element Page 89 12. Baywood Day Care. This site is located on San Miguel Road adjacent to the Baywood apartments. The site is designated for Governmental, Educational and Institutional Facilities, and is allowed a maximum floor area of 0.4 FAR. ESTIMATED GROWTH FOR STATISTICAL AREA M3 Residential(in du's) Commercial(in sq.A.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1. Baywood 388 388 0 0 0 0 2. Harbor View Center 0 0 0 78,823 79,453 5,630 3. Bayport 104 104 0 0 0 0 4. Lincoln School 0 0 0 89,489 123,427 33,938 5. Churches 101 101 0 114,656 158,535 43,879 6. Reservoir 0 0 0 0 0 0 7. Pacific View Park 0 0 0 45,404 213,680 168,276 S. Harbor Woods 52 52 0 0 0 0 9. Canyon Crest 42 42 0 0 0 0 10. Marguerite Apts. 64 89 25 0 0 0 11. Harbor Day School 0 0 0 52,260 85,645 33,385 12, Baywood Day Care 0 0 0 6,620 8,486 1,866 TOTAL 751 776 25 387,252 669,226 286,974 Population 1,487 4,536 49 Revised 4/99 Harbor View Homes Area (Statistical Area M4) 1. Harbor View Horses. This area consists of the developed residential area between Freeway Reservation East and San Miguel Drive. The area is designated for Single Family Detached development and is allocated 1,043 dwelling units. No subdivision which will result in additional dwelling units is allowed. 2. Buffalo Hills Park, This City park is designated for Recreational and Environmental Open Space for neighborhood park use. 3. Harbor View School. This site is designated for Governmental, Educational and institutional Facilities, and is allowed a maximum floor area of 0:25 FAR. 4. Freeway Reservation East. This site is located on MacArthur Boulevard between the Upper Big Canyon Nature Park and Ford Road. The site is designated for Single Family Attached use and is allocated 76 dwelling units. 5. Upper Big Canyon Nature Park. This site is between Baywood and Harbor View Homes, and is designated Recreational and Environmental Open Space for passive open space use. Land Use Element Page 90 ESTIMATED GROWTH FOR STATISTICAL AREA M4 Residential(in du's) Commercial(in sq.11.) Existing Gen.Plan Projected Existing Gen, Plan Projected O1/01/1987 Projection Growth 01/01/1987 Projection Growth 1. Harbor View Homes 1,043 1,043 0 0 0 0 2. Buffalo Hills Park 0 0 0 0 0 0 3. Harbor View School 0 0 0 40,668 51,400 10,732 4. Fwy Res.East 0 76 76 0 0 0 5. Nature Park 0 0 0 0 0 0 TOTAL 1,043 1;119 76 40,668 51,400 10,732 Population 2,065 2,216 151 Harbor Ridge Area (Statistical Area M5) 1. Broadmoor Seaview. This development is located on San Miguel Drive north of the Big Canyon reservoir. The area is designated for Single Family Detached development and is allocated 166 dwelling units.No subdivision which will result in additional dwelling units is allowed. 2. Harbor Hill. This project is located on the southeasterly corner of Spyglass Hill Road and San Miguel Drive. The site is designated for Single Family Detached development and is allocated 40 dwelling units. No subdivision which will result in additional dwelling units is allowed. 3. Seaivind. This area is located northeasterly of Spyglass Hill Road and San Miguel Drive. The area is designated for Single 'Family Detached development and is allocated 119 dwelling units.No subdivision which will result in additional dwelling units is allowed. 4. Newport Hills Center. This site is located on the southeasterly corner of Ford Road and San Miguel Drive. The site is designated for Retail and Service Commercial land use and is allowed a maximum floor area of 0.3 FAR. 5. Harbor Ridge. This area is located between Spyglass Hill Road and the San Joaquin Reservoir. The area is designated for either Single Family Detached or Single Family Attached development. The total development permitted is 262 dwelling units, which reflects the existing development. No subdivision which will result in additional dwelling units is permitted. 6. Spyglass Hill. This area is located northeasterly of San Joaquin Hills Road and Spyglass Hill Road. The area is designated for Single Family Detached development and is Land Use Element Page 91 allocated 209 dwelling units.No subdivision which will result in additional dwelling units is allowed. 7. Cannel Bay. This area is located between Pacific View Memorial Park and Spyglass Hill Road. The area is designated for Single Family Detached development and is allocated 133 dwelling units. No subdivision which will result in additional dwelling units is allowed. 8. Harbor View Knoll. This project is located on Ford Road at the northeasterly City boundary. The site is designated for Single Family Attached development and is allocated 64 dwelling units, which reflects the existing development. 9. Spyglass Hill Park and Open Space. This area is on Spyglass Hill Road near Capitan Drive. The designation of Recreational and Environmental Open Space will allow the continuation of the existing passive open space uses. 10, San Joaquin Reservoir. Lands associated with the maintenance of the San Joaquin Reservoir in the City of Newport Beach are located adjacent to Harbor Ridge, and are designated for Governmental; Educational and Institutional Facilities, Two caretakers residences are allowed on the site. ESTIMATED GROWTH FOR STATISTICAL AREA M$ Residential(in du's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Prolected 01/01/1987 Projection Growtb 01/01/1987 Projection Growth 1. 13roadmoor Seaview 166 166 0 0 0 0 2. Harbor Hill 40 40 0 0 0 0 3. $eawind 119 119 0 0 0 0 4. Newport Hills Center 0 0 0 83,965 106,217 22,252 5, Harbor Ridge 262 262 0 0 0 0 6. Spyglass Hill 209 209 0 0 0 0 7. Cannel Bay 133 133 0 0 0 0 8. Harbor View Knoll 64 64 0 0 0 0 9. Park and OS 0 0 0 0 0 0 10. SA,Reservoir 2 2 0 0 0 0 TOTAL 995 995 0 83,965 106,217 22,252 Population 1,970 1,970 0' Land Use Element Page 92 Bonita Canyon Area (Statistical Area M6) 1. BC Area 1. This 75.1 acre site is bounded by Bison Road to the north, Bonita Canyon Road to-the south, BC Area 6 to the east, and MacArthur Boulevard to the west. The site is designated Residential Multi-Family and is allocated 1,100 dwelling units. The land use designation represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. 2. BC Area 2. This 1.7 acre site is bounded by BC Area 6 to the north and east, Ford Road to south, and Harbor View Hills Planned Community to the west. The site is designated Residential Single Family Detached and is allocated 6 dwelling units. The land use designation represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. 3. BC Area 3. This 86.3 acre site is bounded by BC Area 6 to the north,Bonita Canyon Road to the south,BC Area 6 and BC Area 7 to the east, and BC Area 6 to the west. The site is designated Residential Single Family Detached and is allocated 290 dwelling units. The land use designation represents an anticipated development type, and is not intended to limit development to only that type.This area may be developed with.a mixed use project incorporating all of the residential product types within the established dwelling unit limit. 4. BC Area 4. This 26.8 acre site is bounded by Bonita Canyon Road to the north, Ford Road to south, the•city limits to the east, and Harbor View Hills Road to the west. The site is designated Residential Single Family Attached and is allocated 125 dwelling units. The land use designation represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. 5. BC Area 5. This 18.9 acre site is bounded by the San Joaquin Hills Transportation Corridor to the north and east, Bison Road to the south, and MacArthur Boulevard to the west. The site is designated Retail Service Commercial and is allocated 55,000 square feet of gross floor area. 6. BC Area 6. This 115.7 acre site is bounded by Bison Road and the San Joaquin Hills Transportation Corridor to the north, Ford Road and BC Area 3 to the south, the San Joaquin Hills Transportation Corridor and BC Area 7 to the east, and BC Area 1 to the west. The site is designated Recreational and Environmental Open Space and is to provide areas active and passive open space,habitat preservation, and fuel modification. 7. BC Area 7. This 18.3 acre site is bounded by BC Area 6 to the north, Bonita Canyon Road to the south, BC Area 6 to the east and west. The site is designated Governmental, Educational & Institutional Facilities and is to provide areas for public and semi-public land uses. Land Use Elemenr Page 93 ESTIMATED GROWTH FOR STATISTICAL AREA M6 Residential(in du's) Commercial(in sq.ft.) Existing Gen,Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/O1/1987 Projection Growth I. BC Areal 0 1,100 1,100 0 0 0 2. BC Area 2 0 6 6 0 0 0 3. BC Area 3 0 290 290 0 0 0 4. BC Area 4 0 125 125 0 0 0 5.BC Area 5 0 0 0 0 55,000 55,000 6. BC Area 6 0 0 0 0 0 0 7.BC Area 7 0 0 0 0 Unspecified Unspecificd TOTAL 0 1,521 1,521 0 55,000 55,000 Population 0 3,042 3,042 } Land Use Element Page 94 NEWPORT COAST/RIDGE AREA(STATISTICAL DIVISION N) The Newport Coast/Ridge area, formerly referred to as `Downcoast Newport Beach' contains 5441 acres and is designated as Statistical Division N. The area is composed of the northeasterly portion of the Newport Coast Planned Community (within the Coastal Zone), the Newport Ridge Planned Community, the Sage Hill School, the San Joaquin reservoir area, the Coyote Canyon landfill area, and other open space areas. Development entitlements for the Newport Coast Planned Community shall be as designated in the Table for Statistical Area N, including the "Special Provisions", and are intended to be consistent with the Land Use Plan of the Newport Coast Local Coastal Program and the Newport Ridge Planned Community Program adopted by the County of Orange, including any amendments. Residential areas within the Newport Coast Planned Community are designated Single Family Detached and commercial areas are designated Retail and Service Commercial. Residential areas within the Newport Ridge Community Program area are designated Single Family Attached and commercial areas are designated Retail and Service Commercial. The residential land use designations represent the anticipated predominant dwelling unit type and are not intended to limit development to only that type of product. Land uses within the remainder of the area inland of the above two planned communities, referred to as the `residual area', are designated Governmental, Educational, and Institutional Facilities for the Sage Hill School and Recreational and Environmental Open Space for the remaining area. Water storage facilities and ancillary uses are pennitted use within the residual area. The County of Orange may, by joint powers agreement or similar arrangement, continue to administer development in Newport Coast and Newport Ridge and to process PC amendments for those areas. The City's Planning Director shall be responsible for ensuring that all amendments are entered in the General Plan,Zoning Code,and other applicable City documents and regulations. ESTIMATED GROWTH FOR STATISTICAL DIVISION N Residential(in du's) Commercial(in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth Newport Coast LCP 0 2,600 2,600 0 100,000* 100000* Newport Ridge PC 0 2,550 2,550 0 155,000 155,000 Residual Area 0 0 0 0 ** ** TOTAL 0 5,150 5,150 0 255,000 255,000 Population 0 10,197 10,197 Special Provisions: * Does not include hotel and other transient accommodations. A maximum of 2,150 visitor serving rooms/units are permitted,with at least 350 rooms developed as a hotel. Any conversion of the transient accommodations(except the 350 hotel units)to residential (Single Family Detached)may be permitted provided there is no net increase in averge daily trips. ** Land uses in resideual area consist of open space and private Sage Hill School. Land Use Element Page 95 Miscellaneous Residential Projections As previously described in this Land Use Element, State law supersedes local land use regulation in the ability to construct second dwelling units and granny units, as well as mandating density bonuses above stated density or dwelling unit limits for the provision of affordable housing. Based on requests for development in these categories in recent years, the following residential growth can be anticipated'within the time-frame of this plan. ESTIMATED ADDITIONAL RESIDENTIAL GROWTH Residential(in du's) Existing Gen.Plan Projected 01/01/1987 Projection Growth Additional Residential 0 200 200 TOTAL 0 200 200 Population 0 396 396 Land Use Element Page 96 Citywide Growth Projections The programs and policies for the Land Use Element will result in additional development with associated population increases within the City,as well as in the unincorporated areas within the City's planning area.This growth is summarized below. ESTIMATED GROWTH FOR THE NEWPORT BEACH PLANNING AREA Residential(in du's) Commercial(in sq. ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth DIVISION 2,597 5,618 3,021 2,118,930 4,211,410 2,092,480 DIVISION B 4,327 5,370 1,043 1,341,470 1,848,804 507,334 DIVISION C 901 1,168 267 0 0 0 DIVISION D 2,891 3,529 638 295,422 367,044 71,622 DIVISION E 2,228 2,805 577 118,828 143,911 25,083 DIVISION F 4,454 5,224 770 700,332 983,047 282,715 DIVISION G 1,008 1,025 17 150,258 262,583 112,325 DIVISION H 2,147 2,365 218 1,981,500 2,994,560 1,012,260 DIVISION J 4,742 4,802 60 1,623,946 3,176,839 1,552,893 DIVISION K 3,647 3,965 318 853,204 1,740,168 886,964 DIVISION L 22162 3,613 1,451 13,347,804 15,891,815 2,544,011 DIVISION 4,199 5,850 1,651 631,501 1,038,628 412,127 DIVISION N 0 5,150 5,150 0 255,000 255,000 MISC.RES. 0 200 200 0 0 0 CITY 35,303 50,684 15,381 23,163,195 32,913,809 9,754,814 SPHERE-OF-INFLUENCE 442 5,376 4,934 351,816 4,267,831 3,916,015 PLANNING TOTAL 35,745 56,060 20,315 23,515,011 37,181,640 13,670,829 Revised 10/12/2004 Land Use Elenien! Page 97 ESTIMATED POPULATION INCREASES Existing General Plan Projected 01/01/1987 Projection Growth DIVISION 5,142 11,124 5,982 DIVISIONB 8,567 10,633 2,065 DIVISION C 1,784 2,313 529 DIVISION D 5,724 6,9$7 1,263 DIVISION 4,411 5,554 1,142 DIVISIONF 8,819 10,344 1,525 DIVISION G 1,996 2,030 34 DIVISION H 4,251 4,683 432 DIVISION J 9,389 9,508 119 DIVISION K 7,221 7,851 630 DIVISION L 4,281 7,154 2,873 DIVISION M 8,314 11,585 3,269 DIVISION 0 10,197 10,197 MISC.RES. 0 396 396 CITY 69,900 100,354 30,454 SPHERE-OF-INFLUENCE 875 10,644 9,769 PLANNING TOTAL 70,775 110,999 40,224 Revised 01/1112 0 0 0 Land Use Element Page 98 MAYS City of N, Newport Beach 1 L4 Statistical Areas f A !�1 N S J J5 < 'J5 Al K2 K3: A2—:,h• ;,;,��` 4; `,' .�Y ;+f....'t,`:r` v.f .'i-... 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Upper 1 Newport Bay 1 t f s 0%�e m° 1 ! 1 S 1 of o e 5 2 1 ,oF 1 i D �O o r j 3 o Avenu N Page 9104 Nvyo lnle. lion SY�lem Advance Panting On-n+4nr j00+ Map No. 7 KOLL CENTER NEWPORT Planned Community Text Map o� Office Site C Gs �•+ ++�� Retail chd Service site 7 Office Site A ♦�`�� Office Sfte D / Office {l m, - ♦ ♦ Office O ♦r Site F • �'� • Courthouse � ¢ Otfice Slte B �1 C: °x Offlce Slte G �O „v♦ Industrial o G. QIndustrial M� ,c, Slte 1 �0 Newport Infor Uon Syafem Advance Planning December 1992 - Page 105 Map No. 8 Newport Center Statistical Area Map a N crvbPbm R ,DC � • m e R R Block 7f%) Bbek Oco � x �rrRGfNfr�,♦ Block 800 yR��� 4♦1 Seo bland y �• Bbek900 N kFothbn trlantl � � O 40 � ' � Bbck500 ay k �w i Balboo Boy Tcnnb CNb i y �.♦ p � D ' ♦ r• ♦ ee ♦ 017 Bbek aco VBC Point ' C+ � I'P'♦'♦y ♦wj e"eY + � k Bbek 30] O bi�ywtly '� .Bbek 1P0 � 1y. '� �Iy ♦ SIN AmunO's Nuno 1• RAa Ba Yl+ Block 200 O enntr Club k O P O G Cote.Plot oW � ip`rd GG G s ' 44 Block O. 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'br +tr �a+r +ir aJe4 b air '4+ Si9 in Su i d•,,aa Y $ '4 'v a+a vr$ trr � Sig (� SANTA ANA � 'e v 's° �♦ rav fi°� ' c b ;ry I' RIVER JETTY O ` ey pP 4 d�`J8 0� a b Vim• y � � � -= Newport Shores �d°8a •T� d yr° 4 °0 Specific Area Plan ed� 8 aP e ..MapsWrcMaplpianningWPshomwreaplan.mxd '�` Cannery Village / McFadden Square Specific Area Plan . f ! ; onpRERZI b _ law* laws w © oz Specific Area Plan #8 _ _ _ Newport Bay Central Balboa r ••- - _ Land Use Map SP_8 cRsc> s SP-8(RSC) — 1 I SP-8 (RSC) SP-8 (RSC) ' v SP-8(R-2) , t renrAK $ ; • i SP-8(RP) SP-8(RS U U PIE SP-8(GE( SP-8(R4) E PL ti P-8 - t _ 1 �.�• ' SP-8(RSC) H reuwne�w S (RSC) 1 I SP-8 U � SP-8 (RSC) � SP-8 (RSC) SP-8(P-2) 1 SP-8 (RSC) SP-8 (RSC) ' SP-8 (RP)- SP-8 (MFR) i, SP-8(GEIF) SP•8(R-2 I ± SP-8 (R-2) sre -- SP-8 (GEIF) SP-8 (GEIF) SP-8 (OS) w ro z / o SP-8 (OS) -- -"`—T Pacific Ocean Old Newport Blvd. �NOX Specific Area Plan U Q• R C/ � J'T• 1 JY O P ;n t u •9 r 5 i N tt G m 0 p 0 sr. � • cT• r7 /'q iYy m �C—i �` 1 _Q �- CE RGt O 7 O. _J E A� 4 G� C� r 0 a r,� L� � I �` i� G.P40E Ci�L/N7•Y 1X7Ck' •� JEFStPgT/ON S •��. 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AY N (pr N yt `ZT '+tCviGF. ; RFS RLSfR�6 �3 S lJ` LI[T.U%s 11 N � RG C•�Y �YL� } P2► P W NCI S�'•�w� RCTNIItaNtt /LRRVier, tuR11.T10 NI•iAWtINL + � VJ.OVLXHEAO /N( I i 'L\�111(11J, •�'� ___•�_f,,/____ Y/LRHC/O </NL I I Y IV E W P p •rL -T 8 A Y 0 Mariners Mile Specific Area Plan ro d t-/ o N � W Corona de-1 Mar Specific Area Plan p - -- ----, ,- ---------------- --a IL NO Juluu IF] -- �� � biLD IIgall t APPENDIX A General Plan Amendments Incorporated into LUE Since October 24,1988 Revision 06-12-89 GPA 89-1(F) Rockwell International Res.No. 89-41 Consolidate Koll Center Newport Industrial Sites 1 and 2 into Site 1 and increase the allowable development by 39,000 sq. ft.to 442,775 sq.ft. 08-14-89 GPA 89-1(E) Agate Ave.Mini Storage Res.No. 89-95 Allow for automobile and general storage in areas designated for Retail and Service Commercial and to specify these allowed uses in the specific area description for Agate Avenue,Balboa Island(119-123 %a Agate Avenue) 09-I1-89 GPA 89-l(C) Kirkwood Motel Res.No. 89-103 Redesignate 4030 E. Coast Highway from Retail & Service Commercial to Multi-Family Residential with a density of one DU for each 1,900 sq.ft.of buildable lot area. 11-13-89 GPA 89-2(K) Balboa Yacht Club Res. 89-121 Allow for the construction of a 3,740 sq. ft. addition to the Balboa Yacht Club in the Bayside Drive Open Space Area. 11-27-89 GPA 88-2(B) Toyota Motor Sales Res.No. 89-126 Allow 40,672t sq. ft. of additional development for research and development and manufacturing purposes in conjunction with the existing Toyota design facility located at 2800-2810 Jamboree Road. 01-22-90 GPA 89-3(D) Broad Street Residential Res.No.90-5 Reclassify property located at 3245-3251 Broad Street from Retail and Service Commercial to Two Family Residential uses. 02-12-90 GPA 89-2(F) Zonta Club Site Res.No.90-8 Change land use designation of property located at 2001 and 2101 15th Street from Governmental, Educational and Institutional Facilities to Single Family Attached with a density of one unit for each 2,178 sq.ft.of land area. 03-12-90 GPA 89-3 (E) Our Lady Queen of Angels Res.No.90-22 Res. 90-22 Increase the allowable floor area ratio for Our Lady Queen of Angels Church from 0.15 to 0.17. Land Use Element Page 115 04-23-90 GPA 89-2(D) 1900 W.Balboa Blvd. Res.No.90-36 Redesignate property at 1900 West Balboa Blvd. from Retail and Service Commercial to Multi-Family Residential uses. 03-11-91 GPA 90-1(A) Domingo Drive&Amigos Way Res.No.91-19 Establish a dwelling unit limit consistent with existing development for the residential areas on Domingo Drive and Amigos Way. 03-11-91 GPA90-1(G) Paci6e Bell Site Res.No.91-20 Provide for Administrative, Professional, and Financial Commercial uses as an alternate use on the Pactel site located at 1177 Camelback Street. 05-13-91 GPA91-1(D) WestNcWportHeights Res.No.91-40 Make technical corrections to the permitted dwelling unit number so as to provide for three lots inaccurately projected as commercial land uses, and to allow for three units on the subject property which is currently developed with six dwelling units: 3120 and 3126 Broad Street and 460 Westminster Avenue. 06-10-91 GPA 89-2(A) Santa Ana Heights Land Use Res.No.91-58 Redesignate properties northwest of the adopted alignment for Birch Street/Mesa Drive in Santa Ana Heights from Single Family Detached to Administrative, Professional and Financial Commercial, and to establish floor area limits consistent with the Business Park Uses in the Santa Ana Heights Specific Plan. 09-09-91 GPA 90-2(E) General Plan&Zoning Consistency Res.No.91-92 Redesignate properties on the northerly and easterly side of Lido Park Drive from a mixture of Single-Family Attached and Recreational and Marine Commercial, to Single-Family Attached;and revising the dwelling unit allocation. 09-23-91 GPA 91-3(A) 3008,3010,3012 W.Balboa Blvd. Res.No.91-93 Redesignate the properties from Retail and Service Commercial to Two-Family Residential. 01-13-92 GPA 91-1(C) Library Exchange Agreement Res.No.92-2 Increase the allowable development on the new library site in the Newport Village Planned Community from 50,000 sq. ft. to 65,000 sq.ft. 01-13-92 GPA 91-3(C) Texaco Station/1600 Jamboree Rd. Res.No.92-7 Increase the floor area limit from 2,000 sq. ft.to 2,300 sq. ft. for the existing automobile service station. Laid Use Element Page 116 l 05-26-92 GPA 92-1(A) 498 Park Ave./203 Agate Res.No.92-49 Reclassify properties from Retail and Service Commercial to Two-Family Residential use. 06-08-92 GPA 90-3(A) Sheraton Hotel Site Res.No.92-57 Redesignate a portion of the parking lot from an additional 119 hotel rooms to Retail and Service Commercial; and allocate a maximum of 31,362 sq. ft. for General Commercial Site 5 at 4545 MacArthur Blvd. 09-14-92 GPA 92-2(C) Bayview Landing Affordable Senior Housing(CIOSA) Res.No.92-96 Provided for affordable senior citizen housing facilities on lower level of the site as an optional land use (instead of restaurant or athletic club). [See also Res. No. 93-19 (4-26- 931 09-28-92 GPA 92-2(B) 2209 Bayside Dr. Res.No.92-103 Allows the subdivision of an existing R-1 lot into two single family building sites consistent with the minimum subdivision standards. 10-26-92 GPA 92-2(A) Castaways Marina Res.No.92-119 Redefine the permitted commercial entitlement of the Castaways Marina property from 40,000 sq. ft. of Recreational and Marine Commercial to a 71 slip marina and parking facility with 2,000 sq. ft. of related marina support development. 11-09-92 GPA 89-2(H) 124 and 323 Marine Avenue Res.No.92-125 Redesignate the property at 124 Marine Avenue from "Retail and Service Commercial" (RSC) to "Governmental, Educational, and Institutional Facilities" (GEIF) and the property located at 323 Marine Avenue from GEIF to RSC. 04-26-93 GPA 92-2(C) Bayview Landing Res.No.93-19 Revise the area description for Bayview Landing to incorporate additional language required by the California Coastal Commission in the certification of LCP Amendment 3-92. 06-14-93 GPA 92-3(E) Upper Newport Bay Regional Park Res.No.93-43 Increase the allowable size of the proposed Interpretive Center on the Westbay parcel of the Upper Newport Bay Regional Park site from 8,000 sq.ft.to 10,000 sq.ft. and add provisions regarding park access. Land Use Element Page 117 09-13-93 GPA 93-2(E) Pascal's Restaurant Res.No. 93-68 Increase development allocation in Newport Place,Block I by 1,080 sq.ft.so as to allow for outdoor dining. 10-25-93 GPA 93-2(D) Block 600,Newport Center Drive Res.No.93-73 Amendment allowing an additional 3,805 sq. ft. (to a total of 1,284,134 sq. ft.) to property located at 600 Newport Center Drive.An 18,250 sq.ft.health club will be at the site. 1,1-22-93 GPA 93-1(A) Seaward Road Res.No.93-90 Classified the property known as the "Seaward Annexation" for Single-Family Detached Residential uses. (change to Land Use Map,no change to text). 01-10-94 GPA 93-3(B) PacTel Site(1177 Camelback) Res.No.94-2 Redesignated the PacTel Site from a mixture of Retail and Service Commercial and Administrative, Professional and Financial Commercial to General Industry and increased the allowable development entitlement from 20,000 sq. ft. to 110,600 sq. R. so as to allow development of a mini-storage facility in the North Ford Planned Community District. 08-08-94 GPA 94-1(B) Edwards'Big Newport Cinemas Res.No.94-76 Amendment allowing the addition of three theaters with a total of 897 seats on property located at 300 Newport Center Drive. 08-22-94 GPA 94-1(A) Granville Apartments Res.No,94-78 Redesignating property at the westerly comer of Newport Center Drive and Granville Drive from "Multi-Family Residential" to "Administrative Professional and Financial Commercial" uses and to allow 5,000 square feet of office development. 09-12-94 GPA 94-1(D) Central Balboa Specific Area Plan Res.No.94-84 Amendment so as to reflect land use changes proposed as part of the Central Balboa Specific Area Plan. 11-14-94 GPA 94-2(B) Fashion Island Expansion Res.No.94-100 An amendment so as to increase the development limit in Fashion Island by 266,000 sq.ft. 01-09-95 GPA 94-2(A) Bolsa Park Res.No.95-4 Designated the public street segment of Bolsa Avenue between Old Newport Boulevard and Broad Street for park purposes, Land Use Element Page 118 01-23-95 GPA 94-3(A) CalTrans West Res.No.95-9 Changed the land use designation of Single Family Attached with an allocation of 152 dwelling units to add an alternate designation of Recreational and Environmental Open Space. 05-08-95 GPA 88-2(E) St.James Episcopal Church Res.No.95-50 Redesignated the property from "Retail Service Commercial" use to "Governmental, Educational, and Institutional Facilities" use. 06-12-95 GPA 94-1(F) Pacific View Memorial Park Res.No.95-73 Established a new development allocation of a maximum of 30,000 square feet of administrative offices and support facilities, 126,700 square feet of community mausoleum and garden crypts, and 12,000 square feet of family mausoleums (or equivalent building bulk restrictions). 07-10-95 GPA 93-2(A) Ford Motor Land Development Corporation Res.No.95-88 Redesignated the former Ford Aeronutronic/Loral property from industrial to residential use with a maximum of 500 single-family attached or detached dwelling units at an average density of 5.1 units per acre. 09-11-95 GPA 95-1(D) San Diego Creek North(Fletcher Jones Motorcars) Res.No.95-103 Redesignated site for Retail and Service Commercial use and allocated a floor area.ratio of 0.5/0.75. 11-27-95 GPA 95-2(C) Corona del Mar Plaza Res.No.95-129 Redesignate Area 5 of the Newport Village Planned Community District from Governmental, Educational, and Institutional Facilities to Retail and Service Commercial and increase the commercial development entitlement from 100,000 square feet to 105,000 square feet. 12-11-95 GPA 95-1 (C) Community Commercial District Policy Res.No.95-140 Adds policy to provide guidelines and focus to the City's efforts to revitalize commercial areas. 01-08-96 GPA 95-a(A) CalTrans Properties Res.No.96-04 Redesignate the CalTrans Residual parcel located on the northeast corner of the intersection of Coast Highway and Superior Avenue from Governmental, Educational, and Institutional Facilities to Recreational and Environmental Open Space. Revise text to add an area description for the CalTrans Residual Parcel. Increase the residential development allocation for the CalTrans West property by 8 dwelling units to a total of 160 dwelling units. Land Use Element Page 119 02-12-96 GPA 95-1 (B) Calculated Density and Intensity Policy Res.No.96-16 Amends residential and commercial land use policy to allow permitted residential density and commercial intensity to be based on parcel size prior to right-of-way dedications or acquisitions. 02-26-96 GPA 95-3 (E) Morgan Development Res.No.96-21 Redesignate property located at 507-521 Orange Avenue from Two Family Residential to Multi-Family Residential and revises the residential development allocation for Statistical Area H-1 (2)to allow additional 4 dwelling units 07-22-96 GPA 96-1 (C) Cantanzarite/Summerhouse Res.No.96-56 Alters the boundary between the Retail and Service Commercial and Single Family Residential Detached land use designations for properties located at 3901 East Coast Highway and 352 Hazel Drive. 08-26-96 GPA 96-1 (B) Temple Bat Yahm Res.No.96-68 Revise the development allocation for property located at 3011 Camelback Street to allow an additional 40,000 square feet of development. 01-27-97 GPA 95-1 (E) ) bell Club Res.No,97-02 Redesignate property located at 515-521 West Balboa Boulevard from Governmental,Educational, and Institutional Facilities to Single Family Detached Residential and revises Central Balboa Area test. 02-10-97 GPA 96-1 (D) Zoning Code Update Res.No.97-11 Revise Development Policy B to set floor area ratio limits by statistical area and to revise implementation policies on variable floor area ratio limits to be consistent with new Zoning Code property development regulations. 03-24-97 GPA 92-1 (C) Old Newport Boulevard Speci6ePlan Res.No.97-24 Revise dwelling unit and floor area allocations to reflect provisions of the specific plan, 03-24-97 GPA 96-3 (E) Dahn Corporation Res.No.97-26 Redesignate property located at 1153 Camelback Street from Governmental, Educational, and Institutional Facilities to Governmental, Educational, and Institutional Facilities/General Industrial and revise the text for North Ford Area 2. Land Use Element Page 120 06-23-97 GPA 95-2(E) Newport Harbor Lutheran Church/Castaways Res.No.97-55 Revise development allocation of property located at 798 Dover Drive. Redesignate traded land from Residential Single Family Detached to Governmental, Educational and Institutional Facilities. 11-10-97 GPA 97-2 Bonita Canyon Res.No.97-76 Add land use designations for property bounded by the San Joaquin Hills Transportation Corridor, Bonita Canyon Road, and MacArthur Boulevard,add a narrative for a new statistical area(Statistical Area M6)for the Bonita Canyon area, revises citywide projections for dwelling units and population, 04/13/98 GPA 97-3 (A) Via Lido Res.No.98-26 Redesignate property in the 3300 block of Via Lido from Retail and Service Commercial to Multi-Family Residential and to establish residential development allocations. LOCATION: 3312 to 3336 Via Lido 05/11/98 GPA 98-1 (A) 1800 Block West Balboa Boulevard (Bay Shores Inn) Res.No.98-30 Redesignate property at 1800 to 1804 West Balboa Boulevard from Two Family Residential to Retail and Service Commercial. 04/13/98 GPA 98-1 (D) Shelton Residence Res.No. 98-24 Designate approximately 0.2 acres of the property to Residential Single Family Detached. (change to map only, no text change) LOCATION: 4700 Surrey Drive 06/22/1998 GPA 97-3 (D) Block 600 Res.No.98-48 Allow the expansion of an existing hotel development. LOCATION: Financial Plaza bounded by Newport Center Drive, Santa Cruz Drive, San Joaquin Hills Road and Santa Rosa Drive. 08/24/1998 GPA 98-2(B) Amend Policy G Res.No.98-61 Restrict certain types of land use conversions or forms of ownership which, by their nature, reduce available housing, are incompatible with residential uses, or present police, health, or safety problems. O1/25/1999 GPA 98-1 (C) Newport Place Planned Community Res.No. 99-6 Amends the land use designation from Industrial to Hotel for 304 rooms, and Auto Center to Professional and Business Office, and increase the allowed development in the Newport Place Planned Community. LOCATION: 1301 and 1001 Quail Street Land Use Element Page 121 04/12/1999 GPA 99-1 (E) Pacific View Area(Statistical Area M3) Res.No.99-28 To change the development standards for Harbor Day School from 0.15 to 0.30 FAR. 04/12/1999 GPA 98-3 (B) Newport Place Planned Community Block F Res.No.99-27 To increase the square footage entitlement in Block F of the Newport Place Planned community to reflect the existing development and to accommodate the construction of the proposed expansion. LOCATION: 1300 Dove Street 11/08/1999 GPA 99-2(E) Block 100—Gateway Plaza Res.No.99-75 To increase the allocation of office development(+1,000 sq. ft.)in a site that is designated for Administrative, Professional and Financial Commercial land use. LOCATION: 100 Newport Center Drive 12/13/1999 GPA 97-3(E) Koll Center—Office Site A Res.No.99-84 Increase the development entitlement of Office Site "A" of the Koll Center Newport Planned Community by 15,000 square feet. LOCATION: 4110 MacArthur Boulevard 01/1-1/2000 GPA 99-2(A) Koll Center Planned Community Res.No.2000-04 To increase the square footage entitlement allowed on Parcel 1 of Retail and Service Site 1 of the Koll Center Planned Community by 17,890 square feet. LOCATION: 4881 Birch Street 05/09/2000 GPA 99-3 (A) Annexation of Bay Knolls Area Res.No.2000-37 General Plan Amendment necessary to complete annexation of the Bay Knolls area to the City. 10/24/2000 GPA 99 3 (C) Newport Coast and Ridge Res.2000-88 General Platt Amendment to provide for annexation of the Newport Coast/Ridge area to the City. 08/08/2000 GPA 99-2(C) Edison GEIF to R2 Res.2000-74 To re-designate the subject property from Government, Education and Institutional Facilities (GEIF) to Two Family Residential (R-2), amend Districting Map No. 9 to rezone the sub LOCATION: 1514 Balboa Blvd. O8/08/2000 GPA 99-3 (B) Annexation of Santa Ana Heights Area Res.2000-73 General Plan Amendment necessary to complete the annexation of approximately 240 acres with the Santa Ana Heights area of the City. Land Use.Eletnent Page 122 01/08/2002 GPA 2001-004 NP Blocks G&H PA2001-157 To reflect the correct build-out growth figures for airport area Res.No.2002-5 2-7,Newport Place LOCATION: 1811 Quail Street 04/09/2002 GPA 2001-003 Pacific Republic Capital Office Building PA2001-166 Increase development allocation from 5,000 square feet to Res.No.2002-26 8,000 square feet. LOCATION: 1150 Granville Drive 09/10/2002 GPA 2002-002 Fairbanks Amendment(Statistical Area BI) PA2001-186 Amend the Land Use designation pertaining to the Res.No.2002-57 development allocation for property identified as 205 Orange Street (Lot No. 5, Seashore Colony Tract) from Retail & Service Commercial to Two-Family Residential. LOCATION: 205 Orange Avenue 04/22/2003 GPA 2002-003 Curci Amendment(Statistical Areas El) PA2002-244 Change the Land Use designation from Retail & Service Res.No.2003-23 Commercial to Two-Family Residential. LOCATION: 129 Agate Avenue 07/22/2003 GPA 2003-003 Legere Amendment(Statistical Area D3) PA2003-099 Change the Land Use designation from Retail & Service Res.No.2003-37 Commercial to Two-Family Residential. LOCATION: 813 East Balboa Boulevard 11/25/2003 GPA 2003-010 City of Newport Beach (Statistical Area B5) PA2003-213 Amend the Land Use designation from Governmental, Res.No.2003-62 Educational, and Institutional Facilitates to Retail & Service Commercial. LOCATION: 3450 Via Oporto Not approved by Coastal Commission as of 07/29/2003 gv 12/09/2003 GPA 2003-006 City of Newport Beach (Statistical Area D3) PA2003-212 Change the Land Use intensity limit of 350 seats for the Res.No.2003-75 Balboa Theater. LOCATION: 707 East Balboa Boulevard 08/10/2004 GPA 2004-001 NeWport Sports Museum PA2004-092 Increase the development allocation of Block 100 by 1,550 Res.No.2004-73 square feet for a museum use. LOCATION: 100 Newport Center Drive 10/12/2004 GPA 2003-002 St.Mark Presbyterian Church (Statistical Area L2) PA2003-085 Changed the designation of the northwesterly corner of the Res.No.2004-89 intersection of MacArthur and San Joaquin Hills Road from Land Use Element Page 123 Recreational and Environmental Open Space to Governmental Educational Institutional Facilities with a maximum gross floor area of 34,000 square feet of religious institutional use. LOCATION: 2200 San Joaquin Hills 0 5/2412 0 0 5 GPA 2004-004 Wilson Automotive Group (Statistical Area L4) PA2004-153 Changed the designation of the site from Administrative Res,No.2005-27 Professional And Financial to Retail and Service Commercial, LOCATION: 848&888 Dove Street 07/26/2005 GPA 2004-006 Master Development Corp.(Statistical Area L4) PA2004-231 Increase the maximum development allocation of Koll Res.No.200540 Center Newport Office Site B by 1,750 gross square feet. LOCATION: 4200 Von Karman Ave. 08/12/2005 GPA 2003-001 St.Andrew's Church(Statistical Area H3) PA2002-265 Increase the maximum development allocation by 15,000 Res.No.2005-044 gross floor area. LOCATION: 600 St.Andrews O1/10/2006 GPA2004-005 Santa Barbara Condominiums (Statistical Area LI) PA2004-169 Block 900 — Hotel Plaza — change the designation of 4.25 Res.No.2006-02 acres of the Marriot 'Hotel site (tennis courts) from Administrative, Professional and Financial Commercial to Multi-family Residential with a maximum number of 79 units. LOCATION: 900 Newport Center Drive. Uscrs\Sl4AREDV'lnn\0FFICAL DOCUMENTSMuMppendix.doc Land Use Element Page 124 LEGEND City of Newport Beach Boundary s Tidelands and Submerged Lands Residential ' « Single Family Detached Single Family Attached Two Family Residential Mulfi-Family Residential Banning Ranch � � 9 � i q'' - :� ` Mixed Residential AV iW Single Family Detached&Single Family Attached Single Family Attached&Recreational Marine Commerci f _ 1.• fi � $ ���,,�^.; � r ! ���� •` lllli3 Multi Family Residential &Administrative. Professional&Financial Commercial �•.� Industrial �� r �+ �b ;��� �` �- � � •�•` _-_ General Industry Commercial 605A 'gib r' s�F '% • � r, Administrative, Professional, & Financial Commercial �{��=�Y_�,� J d �hr�1�>r•.� „�� �._ � -� ����F ,� Retail &Service Commercial ' . III„ � r Recreational&Marine Commercial 1 Y ! ` Mixed Commercial V y a 7T/�T/1 Recreational&Marine Commercial L &Multi-Family Residential Retail &Service Commercial&General Industry I _ Administrative, Professional & Financial Commercial &General Industry InstitutionallOpen Space l-N ® Recreational &Environmental Open Space r" T Government, Educational, & Institutional Facilities Dthsr lJrdes gnaiad City 0fi Newport B>_cach, Caiir'nrrtio General Plan ilanti i7st NORTH NOVEMBER 2003 �jiBS F:/apps/shared/Maps/ArcMap/planning/gp_update 11-03-11x17.xmd