HomeMy WebLinkAboutIV(b) - Revised PoliciesAttachment No. 2
Revised Policies
Community Development Department
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
100 Civic Center Drive
Newport Beach, California 92660
949 644-3200
newportbeachca.gov/communitydevelopment
Memorandum
To: Chair Gardner and GPUSC Members
From: Benjamin M. Zdeba, AICP, Principal Planner
Date: August 16, 2023
Re: GPUSC Agenda Item IV.b, Land Use Element Policy Revisions for Housing
Element Implementation
________________________________________________________________
At the June 19, 2023, GPAC Land Use Element Subcommittee meeting, the
Subcommittee conducted a final review of the proposed changes to the Land Use
Element’s policies that are necessary to implement the adopted 6th Cycle Housing
Element for the 2021-2029 planning period. At the July 19, 2023, GPAC meeting, the
GPAC raised questions about the inclusion of Banning Ranch and increase density limits
in each focus areas. The GPAC voted to send the Policy Matrix and the question of density
back to the Land Use Element Subcommittee for further discussion.
At the July 26, 2023, Subcommittee meeting, the members in attendance discussed the
policies. The resulting revisions are attached in redline-strikeout format. These revisions
include a recommendation for increased density limits in several focus areas, but no
changes to the maximum overall unit caps. Some initial justification from Subcommittee
members included: (1) fewer housing projects since more units would be allowed on a
single housing opportunity site; (2) more competition between developers resulting in a
higher quality product; and (3) more rent competition potentially resulting in lower, more
affordable units. A handful of higher density examples were identified by Kimley-Horn &
Associates and are also attached.
Additionally, the Subcommittee supported the removal of Banning Ranch from
consideration for housing development. If there is a consensus of the GPAC the
recommendation would accompany the proposed updates considered by the Planning
Commission and City Council.
If the majority of the GPAC does not support the proposed revisions, the GPAC may make
an alternate recommendation with changes, such that the draft policies can proceed to a
Planning Commission study session tentatively scheduled for September 21, 2023. The
GPAC’s review of this matter will take place at the GPAC meeting on August 21, 2023,
prior to the GPUSC meeting.
Newport Beach Land Use Element Policy Matrix
1 – August 16, 2023July 12, 2023
Current Goal/Policy Revised Goal/Policy Reason for Revision Necessity
Role and Character of Newport Beach (“Who We Are”)
Goal LU 1
A unique residential community with diverse coastal and upland neighborhoods, which values its colorful past, high quality of life, and community bonds, and balances the needs of residents, businesses, and visitors through the recognition that
Newport Beach is primarily a residential community.
Policy LU 1.1 Unique Environment
Maintain and enhance the beneficial and unique character of the different
neighborhoods, business districts, and harbor that together identify Newport
Beach. Locate and design development to reflect Newport Beach’s topography,
architectural diversity, and view sheds. (Imp 1.1)
Policy LU 1.1 Unique Environment
Maintain and enhance the different villages, neighborhoods, business districts, and
harbor that define Newport Beach through neighborhood preservation. Locate and
design development in a way that reflects Newport Beach’s topography and architectural
diversity while emphasizing the City’s coastal orientation, including public views. (Imp
1.1)
Due to Newport Beach being a unique city, we
wanted to keep the policy’s intention while also
noting its marine-oriented nature so future
developers will have that in mind.
Nice to
have, but not
necessary.
Policy LU 1.2 Citywide Identity
While recognizing the qualities that uniquely define its neighborhoods and districts,
promote the identity of the entire City that differentiates it as a special place within
the Southern California region. (Imp 1.1)
Policy LU 1.2 Citywide Identity
Recognize and support the qualities that uniquely define Newport Beach’s
neighborhoods and districts that promote a citywide identity unique to the Southern
California region. (Imp 1.1)
Similar to the above, we wanted to keep intent, but
also wanted to implement a component that
objectively promotes actions that will allow that
identity to persist.
Nice to
have, but not
necessary.
Policy LU 1.5 Economic Health
Encourage a local economy that provides adequate commercial, office, industrial,
and marine-oriented opportunities that provide employment and revenue to
support high-quality community services. (Imp 1.1, 24.1)
Policy LU 1.5 Economic Health
Support the local economy through the identification and development of housing
opportunities, as well as adequate commercial, office, medical, industrial, and marine-
oriented uses that provide employment and local revenue opportunities to support high-
quality community services for residents, businesses, and visitors. (Imp 1.1, 24.1)
Newport Beach is known for having a large
commercial center for higher end retail, which
yields typically higher revenue. The intent for this
policy revision is to emphasize keeping the revenue
local as well as highlighting the need for new
revenue opportunities that will serve and support
local services and new residents in the City.
Necessary.
Uses to Be Accommodated (“What Uses Contribute to Our Community?”)
Goal LU 2
A living, active, and diverse environment that complements all lifestyles and enhances neighborhoods, without compromising the valued resources that make Newport Beach unique. It contains a diversity of uses that support the needs of residents,
sustain and enhance the economy, provide job opportunities, serve visitors that enjoy the City’s diverse recreational amenities, and protect its important environmental setting, resources, and quality of life.
Policy LU 2.2 Complete Community
Emphasize the development of uses that enable Newport Beach to continue as a
self-sustaining community and minimize the need for residents to travel outside of
the community for retail, goods and services, and employment. (Imp 1.1, 24.1)
Policy LU 2.2 Complete Community
Emphasize and support the development of uses that allow Newport Beach to be a
complete community that maintains the ability to provide locally accessible opportunities
for retail, goods and services, and employment. (Imp 1.1, 24.1)
While emphasizing the development of self-
sustaining uses is important, it is also pertinent to
support said uses so they can be utilized to their
maximum potential in continuity.
Not
Necessary.
Policy LU 2.5 Harbor and Waterfront Uses
Preserve the uses of the Harbor and the waterfront that contribute to the charm
and character of Newport Beach and provide needed support for recreational and
commercial boaters, visitors, and residents, with appropriate regulations necessary
to protect the interests of all users as well as adjoining residents. (Imp 1.1, 2.5, 5.1,
21.4, 24.1)
Policy LU 2.5 Harbor and Waterfront Uses
Preserve the uses of the Harbor and the waterfront that contribute to the charm and
character of Newport Beach and provide needed support for residents, boaters, and
visitors, with appropriate regulations necessary to protect the interests of all users as well
as adjoining residents. (Imp 1.1, 2.5, 5.1, 21.4, 24.1)
Reorganizing this list of users here puts an
emphasis on residents and is more consistent with
similar lists throughout the General Plan. Nice to
have, but not
necessary.
Organization and Form of Uses (“How Are Land Uses Distributed?”)
Goal LU 3
A development pattern that retains and complements the City’s residential neighborhoods, commercial and industrial districts, open spaces, and natural environment.
Policy LU 3.3 Opportunities for Change
Provide opportunities for improved development and enhanced environments for
residents in the following districts and corridors, as specified in Polices 6.3.1
through 6.22.7:
Policy LU 3.3 Transition of Land Uses
Support opportunities for new development and improved physical environments for
residents, businesses, and visitors in the following districts and corridors, as specified in
Polices 6.3.1 through 6.22.7:
To implement the goals and housing strategy
formed in the Housing Element, we must add new
policies that will allow for potential residential
development in areas that did not necessarily allow
for it prior. Since there is no plan to change what is
Necessary.
Newport Beach Land Use Element Policy Matrix
2 – August 16, 2023July 12, 2023
Current Goal/Policy Revised Goal/Policy Reason for Revision Necessity
▪ West Newport: consolidation of retail and visitor-serving commercial uses,
with remaining areas developed for residential units
▪ West Newport Mesa: re-use of underperforming commercial and
industrial properties for offices and other uses that support Hoag Hospital’s
medical activities, improvement of remaining industrial properties adjoining
the City of Costa Mesa, accommodation of nonwater marine-related
industries, and development of residential in proximity to jobs and services
▪ Santa Ana Heights: use of properties consistent with the adopted Specific
Plan and Redevelopment Plan
▪ John Wayne Airport Area: re-use of underperforming industrial and office
properties and development of cohesive residential neighborhoods in
proximity to jobs and services
▪ Fashion Island/Newport Center: expanded retail uses and hotel rooms
and development of residential in proximity to jobs and services, while
limiting increases in office development
▪ Balboa Peninsula: more efficient patterns of use that consolidate the
Peninsula’s visitor-serving and mixed uses within the core commercial
districts; encourage marine-related uses especially along the bay front;
integrate residential with retail and visitor-serving uses in Lido Village,
McFadden Square, Balboa Village, and along portions of the Harbor
frontage; re-use interior parcels in Cannery Village for residential and
limited mixed-use and live/work buildings; and redevelop underperforming
properties outside of the core commercial
▪ Mariners’ Mile: vitalization of underperforming properties for retail,
visitor-serving, and marine-related uses, integrated with residential
▪ Corona del Mar: enhancement of public improvements and parking (Imp
1.1, 2.1, 5.1)
▪ West Newport: support consolidation of retail and visitor-serving commercial
uses, and new residential opportunities
▪ Santa Ana Heights: support continue implementation of the adopted Specific
Plan.
▪ Fashion Island/Newport Center: support balanced expansion and
enhancement of retail uses, hotel rooms, and offices, and development of
residential uses in proximity to jobs and services
▪ Balboa Peninsula: support patterns of use that consolidate the Peninsula’s
visitor-serving and mixed uses within the core commercial districts; encourage
marine-related uses especially along the bay front; integrate residential with retail
and visitor-serving uses in Lido Village, McFadden Square, Balboa Village, and
along portions of the Harbor frontage; re-use interior parcels in Cannery Village
for residential and limited mixed-use and live/work buildings; and redevelop
underperforming properties outside of the core commercial along the Balboa
Boulevard corridor for residential. Infill development shall be designed and sited
to preserve historical and architectural fabric of these districts
▪ Mariners’ Mile: support revitalization of existing properties for retail, visitor-
serving, and marine-related uses, integrated with residential
▪ Corona del Mar: support enhancement of public improvements and parking
(Imp 1.1, 2.1, 5.1)
Study and consider the adoption of specific plans or other appropriate land use guidance
for the following areas:
▪ West Newport Mesa: This area is generally bounded by the City of Costa Mesa
to the north, Banning Ranch to the west, State Route 55 to the east, and Hospital
Road to the south. The area may be expanded if warranted. The intent is to
support a cohesive strategy that enhances existing land use or repurpose
underperforming commercial and industrial uses or activities while facilitating
new and varied housing, including workforce housing proximate to jobs,
transportation, and services. Future land uses are intended to be appropriately
located and sized to accommodate local community needs.
▪ Airport Area: This area is generally bound by Jamboree Road to the east,
Campus Drive to the north and west, and State Route 73 to the south. This area
must support flexible land use planning for the reuse and repurposing of existing
nonresidential uses while allowing for a variety of housing opportunities
inclusive of workforce housing proximate to jobs, transportation, supporting
commercial, and services. The intent is to support and provide neighborhood
parks or other recreational opportunities, and other public services.
Development in this area should contribute to a cohesive urban, mixed-use
character where residents and visitors can live, work, shop, access services, and
play.
already existing, we must consider options that will
allow for this potential, through means such as
Specific Plan or rezone ordinance.
Newport Beach Land Use Element Policy Matrix
3 – August 16, 2023July 12, 2023
Current Goal/Policy Revised Goal/Policy Reason for Revision Necessity
▪ Coyote Canyon Landfill: This approximately 375-acre open space area is
generally bound by Newport Coast Drive to the east, State Route 73 to the
north, and the Newport Ridge Planned Community to the west and south. The
intent for this area is to support a comprehensive vision that balances future land
uses with environmental stewardship and public access. Future development
should adapt the closed landfill as an area that supports a variety of outdoor
recreational uses such as golf, hiking, and nature interpretation alongside housing
opportunities with complementary nonresidential uses.
Land Use Diagram
Goal LU 4
Management of growth and change to protect and enhance the livability of
neighborhoods and achieve distinct and economically vital business and
employment districts, which are correlated with supporting infrastructure and
public services and sustain Newport Beach’s natural setting.
Land Use Diagram
Goal LU 4
Manage growth and change to:
▪ Support the livability of existing neighborhoods.
▪ Support residential opportunities that accommodate the City’s share of the
Regional Housing Needs Assessment.
▪ Promote new uses that are complimentary to already existing neighborhoods and
uses.
▪ Achieve distinct and economically vital business and employment districts.
▪ Correlate with supporting infrastructure and public services.
▪ Sustain Newport Beach’s natural setting.
To implement the goals formed in the housing
element, we must add new policies that will allow
for potential residential development in areas that
did not necessarily allow for it prior. The revised
goal was set to support and sustain the results of
those potential opportunities. Necessary.
Policy LU 4.1 Land Use Diagram
Support land use development consistent with the Land Use Plan. Figure LU1
depicts the general distribution of uses throughout the City and Figure LU2
through Figure LU15 depict specific use categories for each parcel within defined
Statistical Areas. Table LU1 (Land Use Plan Categories) specifies the primary land
use categories, types of uses, and, for certain categories, the densities/intensities to
be permitted. The permitted densities/intensities or amount of development for
land use categories for which this is not included in Table LU1, are specified on the
Land Use Plan, Figure LU4 through Figure LU15. These are intended to convey
maximum and, in some cases, minimums that may be permitted on any parcel
within the designation or as otherwise specified by Table LU2 (Anomaly
Locations).
The density/intensity ranges are calculated based on actual land area, actual number
of dwelling units in fully developed residential areas, and development potential in
areas where the General Plan allows additional development.
To determine the permissible development, the user should:
a. Identify the parcel and the applicable land use designation on the Land Use Plan,
Figure LU4 through Figure LU15
b. Refer to Figure LU4 through Figure LU15 and Table LU1 to identify the
permitted uses and permitted density or intensity or amount of development for
the land use classification. Where densities/intensities are applicable, the maximum
amount of development shall be determined by multiplying the area of the parcel
by the density/intensity.
Policy LU 4.1 Land Use Diagram
Support land use development consistent with the Land Use Plan. Figure LU1 depicts
the general distribution of uses throughout the City and Figure LU2 through Figure
LU15 depict specific use categories for each parcel within defined Statistical Areas. Table
LU1 (Land Use Plan Categories) specifies the primary land use categories, types of uses,
and, for certain categories, the densities/intensities to be permitted. The permitted
densities/intensities or amount of development for land use categories for which this is
not included in Table LU1, are specified on the Land Use Plan, Figure LU4 through
Figure LU15. These are intended to convey maximum and, in some cases, minimums
that may be permitted on any parcel within the designation or as otherwise specified by
Table LU2 (Anomaly Locations).
The density/intensity ranges exclude increases allowed through the application of
density bonus laws and are calculated based on actual land area, actual number of
dwelling units in fully developed residential areas, and development potential in areas
where the General Plan allows additional development.
To determine the permissible development, the user should:
a. Identify the parcel and the applicable land use designation on the Land Use Plan,
Figure LU4 through Figure LU15
b. Refer to Figure LU4 through Figure LU15 and Table LU1 to identify the permitted
uses and permitted density or intensity or amount of development for the land use
classification. Where densities/intensities are applicable, the maximum amount of
development shall be determined by multiplying the area of the parcel by the
density/intensity.
We must update any tables or figures that are
associated with the unit numbers described in each
land use area. Revise Table LU1 to accurate
numbers.
Necessary.
Newport Beach Land Use Element Policy Matrix
4 – August 16, 2023July 12, 2023
Current Goal/Policy Revised Goal/Policy Reason for Revision Necessity
c. For anomalies identified on the Land Use Map by a symbol, refer to Table LU2
to determine the precise development limits.
d. For residential development in the Airport Area., refer to the policies prescribed
by the Land Use Element that define how development may occur. (Imp 2.1, 5.1,
10.2)
c. For anomalies identified on the Land Use Map by a symbol, refer to Table LU2 to
determine the precise development limits.
d. For residential development in the Airport Area., refer to the policies prescribed by
the Land Use Element that define how development may occur. (Imp 2.1, 5.1, 10.2)
N/A LU 4.2 – Rezoning to Accommodate Housing Opportunities (new)
Accommodate housing opportunities through the adoption of housing opportunity
overlay zoning districts or other land use regulatory policy. The following areas are
intended to be consistent with the Housing Element’s focus areas. Properties within
each overlay district should include, but are not limited to, sites identified in the Housing
Element; however, not all sites must be included, and other sites may be identified in the
future through rezoning unless precluded by state law. The goal is to ensure an adequate
number of sites Citywide to accommodate the City’s allocation of the Regional Housing
Needs Assessment:
▪ Airport Environs Area: the intent is to support a density between 30 and 7550
dwelling units per gross acre to accommodate up to 2,577 total dwelling units
within the area.
▪ West Newport Mesa: the intent is to support a density between 18 and 75 50
dwelling units per gross acre to accommodate up to 1,107 total dwelling units
within the area.
▪ Newport Center: the intent is to support a density between 18 and 7550
dwelling units per gross acre to accommodate up to 2,439 total dwelling units
within the area. units per gross acre.
▪ Dover / Westcliff: the intent is to support a density between 18 and 50 dwelling
units per gross acre to accommodate up to 521 total dwelling units within the
area.
▪ Coyote Canyon: the intent is to allow a density between 18 and 8560 dwelling
units per gross acre of viable land to accommodate up to 1,530 total dwelling
units within the area.
▪ 5th Cycle Housing Element Sites: the intent is to accommodate a maximum
density of 50 dwelling units per gross acre to accommodate up to 327 total
dwelling units.
Since the HE highlights these areas as the ones
with the most projected housing need, a policy
needed to be put in place to steer future
development regulations.
Necessary.
N/A LU 4.4 – Residential Uses and Residential Densities (new)
Residential use of any property included within an established housing opportunity overlay
zoning district is allowed regardless of the underlying land use category or density limit
established through Policy LU 4.1, Table LU 1 and Table LU 2. A general plan amendment
is not required to develop a residential use within an established housing opportunity
zoning overlay district. The maximum density specified for the various overlay districts
specified in Policy LU 4.2 is an average over the entire property or project site. For
example, a portion of a development site may be developed at a higher density than
specified by Policy 4.2 provided other portions of the site are developed at lower densities
such that the average does not exceed the maximum. Density calculations and total units
do not include units permitted pursuant to State density bonus law.
This policy is to establish the difference between
the already existing land use provisions in the
General Plan and new ones for the new Housing
Opportunity Overlay Zones. The intent is to show
that now residential uses and already existing uses
will be allowed in the said area. Necessary.
Newport Beach Land Use Element Policy Matrix
5 – August 16, 2023July 12, 2023
Current Goal/Policy Revised Goal/Policy Reason for Revision Necessity
N/A LU 4.5 – Continuation of Existing Development (new)
Residential opportunities are in addition to existing uses allowed by the General Plan.
Properties within the established overlay zones are not required to be developed for
mixed-use or residential. Existing uses may continue to operate provided they are legally
established and consistent with policies and regulations related to legal nonconforming
uses. The adoption of housing opportunity overlay districts shall not affect existing rights
to use the property.
The intent of this policy is to explicitly emphasize
that existing development can remain with the
implementation of the Housing Element. Instead,
the strategies allow for potential additional housing
opportunities.
Necessary.
N/A LU 4.6 – Consistency Required (new)
If residential or mixed-use projects pursuant to a housing opportunity overlay district are
developed, projects shall be consistent with applicable overlay or Zoning Code
requirements unless modified consistent with an established procedure to grant relief
from standards (e.g., Planned Development Permit, Variance, Conditional Use Permit,
Modification Permit, or the application of Density Bonus regulations).
Since these overlays are new, we must ensure that
there is consistency across other City planning
documents. Necessary.
N/A LU 4.7 – Redevelopment and Transfer of Development Rights (new)
Within an established housing opportunity overlay zone and notwithstanding Policy LU
6.15.5, the intensity of existing allowed uses of a site may be reconstructed on the site as
part of a mixed-use development provided the gross floor area allowed by the General
Plan is not increased, unless it is increased through a General Plan amendment or density
bonus concession. The intensity of existing uses may be converted to other uses allowed
by the underlying General Plan land use category provided that average daily trips and
peak hour traffic trips are not increased above the trips from the existing allowed use. For
example, office intensity may be converted to retail or service commercial, restaurants, or
other nonresidential uses provided the General Plan land use category allows these uses.
Nonresidential intensity not included as a component of a future residential project will
remain within the General Plan allocations on a statistical area-wide basis. The City
Council may transfer the intensity of a use to another site within the Statistical Area
consistent with Policy LU 4.3 or Policy LU 6.15.3.
While the TDR component is more of a code issue
than policy issue, we wanted to emphasize intensity
was not going to be intentionally changed or
removed due to housing. Rather, housing can be
just a potential addition to already existing uses.
Necessary.
LU 4.8 – Housing Opportunity Overlay Zones (new)
The housing opportunity overlay zones identified in LU 4.2 shall accomplish the
following:
▪ Allow owner-occupied and rental multifamily uses by-right without discretionary
review for developments in which 20 percent or more of the units are affordable
to lower-income households;
▪ Allow a minimum of 16 units per site;
▪ Require developments to include a minimum density of 20 units per acre;
▪ Require that at least 50 percent of the lower-income need be accommodated on
sites designated for residential use only or on sites zoned for mixed uses that
accommodate all of the very low and low-income housing need, if those sites: to
allow 100 percent residential use, and to require residential use occupy 50 percent
of the total floor area of a mixed-use project.
This policy helps to ensure future project
developers are aware of what the State Housing
laws allow them to do without confusion of
existing regulations.
Necessary.
Residential Neighborhoods
Goal LU 5.1
Residential neighborhoods that are well-planned and designed contribute to the livability and quality of life of residents, respect the natural environmental setting, and sustain the qualities of place that differentiate Newport Beach as a special place
in the Southern California region.
Newport Beach Land Use Element Policy Matrix
6 – August 16, 2023July 12, 2023
Current Goal/Policy Revised Goal/Policy Reason for Revision Necessity
LU 5.1.3 Neighborhood Identification (All Neighborhoods)
Encourage and support the identification of distinct residential neighborhoods.
(Imp 1.1, 1.3)
LU 5.1.3 Neighborhood Identification (All Neighborhoods)
Encourage and support residential neighborhood identity through the establishment of
objective design and development standards that will distinguish neighborhoods from
others in the City. (Imp 1.1, 1.3)
With the intent of making Newport Beach distinct
in mind, differentiating neighborhoods is a mean
of doing so. However, not providing the method in
which they will be different would leave room for
too much subjectivity; thus providing language on
actions taken to promote this differentiation was
implemented.
Necessary.
Residential Neighborhoods
Goal LU 6.2
Residential neighborhoods that contain a diversity of housing types and supporting uses to meet the needs of Newport Beach’s residents and are designed to sustain livability and a high quality of life.
LU 6.2.4 Accessory Units
Permit conditionally the construction of one granny unit (accessory age-restricted
units for one or two adult persons who are sixty years of age or older) per single-
family residence within single-family districts, provided that such units meet set
back, height, occupancy, and other applicable regulations set forth in the Municipal
Code. (Imp 2.1)
LU 6.2.4 Accessory Dwelling Units
Support and promote the development of accessory dwelling units and junior accessory
dwellings units in all zones that allow residential units, to provide a more affordable
housing option that helps the City meet its housing production goals while minimizing
the need to rezone for additional future capacity.. (Imp 2.1)
Due to the passing of many ADU laws since the
original policy was crafted, the revised policy
reflects the support of ADU/JADU development
across all zoning that allows for residential
development.
Necessary.
Banning Ranch
Goal LU 6.4
If acquisition for open space is not successful, a high-quality residential community with supporting uses that provides revenue to restore and protect wetlands and important habitats.
LU 6.4.2 Residential (Banning Ranch)
Accommodate a maximum of 1,375 residential units, which shall consist of a mix
of single-family detached, attached, and multi-family units to provide a range of
choices and prices for residents. (Imp 2.1)
LU 6.4.2 Residential (Banning Ranch)
Accommodate a maximum of 1,475 residential units, which shall consist of a mix of
single-family detached, attached, and multi-family units to provide a range of choices
and prices for residents. (Imp 2.1)
The original policy allowed for a maximum of
1,375 residential units, however in the Housing
Element, it was found that the area can
accommodate more. The revised policy simply
reflects this change for consistency.
Necessary.
West Newport Mesa
Goal LU 6.6
A medical district with peripheral medical services and research facilities that support the Hoag Hospital campus within a well-planned residential neighborhood, enabling residents to live close to their jobs and reducing commutes to outlying
areas.
LU 6.6.2 Residential Types (West Newport Mesa)
Promote the development of a mix of residential types and building scales within
the densities permitted by the “RM” (Figure LU18, Sub-Area C) designation, which
may include single-family attached, townhomes, apartments, flats, and comparable
units. Residential densities may be increased on a property as a means of promoting
a variety of housing types within Newport Mesa, provided that the overall average
density of 18 units per acre is not exceeded. (Imp 2.1)
LU 6.6.2 Residential Types (West Newport Mesa)
Support the development of a mix of residential types consistent with the densities
permitted by the General Plan (Figure LU18), which may include single-family attached,
townhomes, apartments, and comparable units, provided that the overall average
project density of 30 to 50 dwelling units per acre is not exceeded. (Imp 2.1)
With the introduction of higher need for housing,
that also requires the City to adopt higher average
densities for varied residential types.
Necessary.
Cannery Village (Interior Parcels [designated as “MU-H4,” Figure LU19, Sub-Area C])
Goal LU 6.10
A pedestrian-oriented residential neighborhood that provides opportunities for live/work facilities and supporting retail uses.
LU 6.10.2 Residential Character and Architecture (Cannery Village)
Require that residential buildings be designed to contribute to an overall
neighborhood character, locating buildings along the street frontage to form a
continuous or semi-continuous building wall. (Imp 2.1)
Delete. At the June 19, 2023, GPAC Land Use Element
Subcommittee meeting, it was suggested this policy
be deleted. N/A
Newport Beach Land Use Element Policy Matrix
7 – August 16, 2023July 12, 2023
Current Goal/Policy Revised Goal/Policy Reason for Revision Necessity
LU 6.12.2 Specific Plan Guidelines
Utilize design and development guidelines for McFadden Square identified in the
Cannery Village/McFadden Square Specific Plan. (Imp 2.1)
Delete. At the June 19, 2023, GPAC Land Use Element
Subcommittee meeting, it was suggested this policy
be deleted.
N/A
Airport Area
Goal LU 6.15
A mixed-use community that provides jobs, residential, and supporting services in close proximity, with pedestrian-oriented amenities that facilitate walking and enhance livability.
NOTE: Figure LU22 is provided here for ease of reference when reviewing the following policies regarding the Airport Area.
Newport Beach Land Use Element Policy Matrix
8 – August 16, 2023July 12, 2023
Current Goal/Policy Revised Goal/Policy Reason for Revision Necessity
LU 6.15.4 Priority Uses (Airport Area – Mixed-Use Districts [Subarea
C, “MU-H2” designation])
Accommodate office, research and development, and similar uses that support the
primary office and business park functions such as retail and financial services, as
prescribed for the “CO-G” designation, while allowing for the re-use of properties
for the development of cohesive residential villages that are integrated with
business park uses. (Imp 2.1)
LU 6.15.4 Priority Uses (Airport Area – Mixed-Use Districts [Subarea C,
“MU-H2” designation])
Accommodate office, research and development, and similar uses that support the
primary office and business park functions such as retail and financial services, as
prescribed for the “CO-G” designation, while allowing for the re-use of properties for
the development of cohesive mixed-use and residential developments that are integrated
with business park uses. (Imp 2.1)
Since the HE identified some sites in the JWA area
to meet RHNA numbers, crafted language to
promote a potential mixed-use approach compared
to residential villages that separate uses.
Nice to
have, but not
necessary.
LU 6.15.28 Priority Uses (Airport Area – Commercial Nodes [“CG”
designation Sub-Area C—part])
Encourage the development of retail, financial services, dining, hotel, and other
uses that support the John Wayne Airport, the Airport Area’s office uses, and, as
developed, its residential neighborhoods, as well as automobile sales and supporting
uses at the MacArthur Boulevard and Bristol Street node. (Imp 2.1, 24.1)
LU 6.15.28 Priority Uses (Airport Area – Commercial Nodes [“CG”
designation Sub-Area C—part])
Encourage the development of retail, financial services, dining, hotel, and other uses
that support the John Wayne Airport, the Airport Area’s office uses and as developed
or redeveloped, its residential neighborhoods, as well as automobile sales and
supporting uses at the MacArthur Boulevard and Bristol Street node. (Imp 2.1, 24.1)
Some areas in the JWA area had the potential to be
redeveloped (does not mean they will), so that
language was added in. Nice to
have, but not
necessary.
LU 6.15.29 Priority Uses (Airport Area – Commercial Office District
[“CO-G” designation Sub-Area C—part])
Encourage the development of administrative, professional, and office uses with
limited accessory retail and service uses that provide jobs for residents and benefit
adjoining mixed-use districts. (Imp 2.1, 24.1)
LU 6.15.29 Priority Uses (Airport Area – Commercial Office District [“CO-
G” designation Sub-Area C—part])
Encourage the development of administrative, professional, and office uses that are
proximate or adjacent to residential uses; with accessory retail and service uses that
provide jobs for residents and benefit adjoining mixed-use districts. (Imp 2.1, 24.1)
Since the HE identified some sites in the JWA area
to meet RHNA numbers, crafted language to
promote a more mixed-use and higher density
residential potential in the JWA area.
Nice to
have, but not
necessary.
Newport Beach Airport Area Examples
1300 Bristol Street, Newport Beach (193 units) – 1.97 Acres = 98 DU/AC (including
Density Bonus)
1400 Bristol Street, Newport Beach (229 units) – 2.38 Acres = 96 DU/AC (including
Density Bonus)
Other Examples Outside of Newport Beach
6615 E Pacific Highway, Long Beach (390 units) – 5.2 Acres = 75 DU/AC
Purl Apartments, San Diego (434 units) – Approx. 6 Acres = 72 DU/AC
Arte West, Santa Ana (228 units) – 3.35 Acres = 68 DU/AC
Watermarke, Irvine (535 units) – Approx. 10.7 Net Acres = 50 DU/AC