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HomeMy WebLinkAboutCANNERY VILLAGE-MCFADDEN SQUARE S.A.P111111111111111111111111111111111 *NEW FILE* CANNERY VILLAGE/MCFADDEN SQUARES S.A.P CANNERY VILLAGE / MC FADDEN saUARE PARKING MANAGEMENT PLAN CITY OF NEWPORT BEACH FEBRUARYo 1o8T I r7 L L 0 F3oc4la Enc7inaarinc7 Corporation 1501 Quail Street consultlnq englneers 7 architects P.O. Box 3030 714 / 476-3300 Newport Beach, California 92658-9020 Telex 685561 TRRnSP0TRTlOII SERVICES 13 CITY OF NEWPORT BEACH February 19, 1987 Attention Mr. Chris Gustin Senior Planner 3300 Newport Boulevard Post Office Box 1768 Newport Beach, CA 92658-8915 Draft Report Parking Management Plan for Cannery Village/McFadden Square Specific Plan ' Boyle Engineering Corporation is pleased to submit the draft report for the Parking Management Plan for the Cannery Village/McFadden Square Specific Plan. ' I wish to take this opportunity to personally thank you and your staff for the invaluable and timely assistance rendered in preparation of this report. Without your assistance, this report would not have been possible. ' BOYLE ENGINEERING CORPORATION Dennis D. Barnes, PE �aOFESS/p�f Senior Traffic Engineer J 1 W N0. 1171 N r" ' Enclosure * UP. 06M7 Q OC-NO3-200-21 fir, Fin r"c,\�..� 1 L I II TABLE OF CONTENTS I INTRODUCTION Overview Purpose and Scope Previous Studies Project Boundaries II PARKING INVENTORY Curb Parking Off -Street Parking Public Facilities Private Facilities Summary of Parking Space Inventory III PARKING DEMANDS AND NEEDS Previous Parking Demands and Needs Study IV IN -LIEU FEE PROGRAM Definition of Program Analysis of Existing Fee Rates Revenues for Past Six Years In -Lieu Fees in Adjacent Communities Recommended Revisions to In -Lieu Fee Program Expected Future Revenues Page I-1 I-1 I-2 I-3 I-4 VWA2-1 IiAW IV-1 IV-1 IV-3 IV-4 IV-5 IV-6 Contents - 1 TABLE OF CONTENTS - Continued Section V PARKING METER RATES Parker Characteristics Parking Accumulation Trip Origin and Purpose Parker Location and Type of Parking Parking Duration and Walking Distances Parking Destination Analysis of Existing Parking Meter Rates Adjacent Community Parking Rates Revenues for Past Six Years Potential Areas for New Meter Installations Recommended Parking Meter Rates Expected Future Revenues Annual Permits for Metered Areas VI RECOMMENDED PARKING MANAGEMENT PLAN Alteration of Existing Parking Operations Curb Parking Off -Street Parking Operation Meter Revenue Collection Increased Rates for "In -Lieu" Fee Program Residential Permit Program Provision of Additional Parking Supply Increased Parking Enforcement APPENDIX A Table 1 CURB PARKING INVENTORY 2 OFF-STREET PARKING INVENTORY 3 PARKING SPACE INVENTORY Page V-1 V-1 V-1 V-2 V-3 V-4 V-5 V-5 V-6 V-8 V-8 V-10 V-11 V-11 VI-1 VI-2 VI-2 VI-4 VI-4 VI-5 VI-5 VI-6 VI-7 II-5 4 AVERAGE PARKING SPACE COST IV-2 Contents - 2 5 PAST REVENUES FOR IN -LIEU FEE PROGRAM IV-3 6 ADJACENT COMMUNITY IN -LIEU AND ANNUAL PERMIT FEES IV-4 7 EXISTING METERED PARKING ZONE RATES V-6 8 ADJACENT COMMUNITY PARKING RATES V-7 9 PAST REVENUES FOR PARKING METER PROGRAM V-9 Figure Follows Page 1 LOCATION MAP I-4 2 CURB PARKING INVENTORY II-2 3 OFF-STREET PARKING INVENTORY II-3 4 1967 PARKING INVENTORY III-1 5 EXISTING METERED PARKING ZONE RATES V-6 6 RECOMMENDED LOCATIONS FOR NEW PARKING METER INSTALLATIONS V-10 7 RECOMMENDED METER PARKING ZONE RATES V-10 G F i LJ F Li 7 E J I. INTRODUCTION Overview The City of Newport Beach, California, is located on the Pacific Coast in Orange County north of Laguna Beach and adjoins the neighboring cities of Huntington Beach and costa Mesa. Typically, the City has been a center for recreational boating and an attraction for year-round aquatic activities because of its sunny beaches. As a part of the City's long-range planning and development process, a Specific Plan was developed for the Cannery Village/McFadden Square area. The intent of the plan was to establish policies to guide the orderly development and improvement within this designated area. Another reason for the Specific Plan was to ensure consistency between the stated goals and policies of the Land Use Element of the General Plan and the Local Coastal Program, Land Use Plan. To ensure this consistency between plans, the following land uses were identified for the Specific Plan area: Specialty Retail: SR District. Recreational and Marine Commercial: RMC District. Retail and Service Commercial: RSC District. Residential Districts: R-2, R-3, and R-4 Districts. One important component of the Specific Plan which was identified was the need to establish a parking management plan for the plan I-1 i ' area. For purposes of definition, a parking management plan can be defined as "an integrated set of policies and programs which are implemented as a system to further City objectives such as improved parking availability, smooth traffic flow and public ' transit operations and increased public and traffic safety." ' Hence, it becomes very important to develop a parking management plan that will address the goals of the Specific Plan and integrate with the General Plan for the City. ' Purpose and Scope On September 11, 1986, the City of Newport Beach authorized Boyle Engineering Corporation to undertake the preparation of a parking management plan for the Cannery Village/McFadden Square Specific Plan area. At a minimum, the parking management plan was to make an analysis of potential revisions to the City's "in -lieu" fee program, consider installation of parking meters on all on -street ' and off-street public parking spaces, and analyze potential increases to the parking meter rates. 1 II II I As a result, the scope of the parking management plan included the documentation of the factual and analytic basis for developing a parking plan within the Cannery Village/McFadden Square Specific Plan area. The intent was to develop a plan that would provide a policy that could be used by both the City and private sector for future development and implementation. Specifically, the scope was limited to the following considerations: I-2 I ' o An assessment of past traffic and parking studies for the study area. o An inventory of existing parking conditions within the study area. o An assessment of the public parking requirements for the Specific Plan area. o An analysis of the "in -lieu" fee program and potential revisions. o An evaluation of additional areas where parking meters can be installed. ' o An analysis of potential increases to existing parking meter rates. II II II II I However, no detailed field parking studies were to be conducted. Since there has been very little change in the study area (according to City staff), the results of the previous studies were considered as representative of present day conditions. Previous Studies As a part of the development process for the parking management plan, a literature research and review of the following documents was performed: o The Butler/Roach Group, Inc., "Environmental Impact Report for the Proposed Cannery Village/McFadden Square Specific Area Plan," January 31, 1986. I-3 1 I I II I i o Austin -Foust Associates, Inc., "Cannery Village/McFadden Square Traffic Analysis," January 28, 1986. o Van Dell and Associates, Inc., "Shuttle Bus and Trolley Train Study for Balboa Peninsula," February, 1984. o Wilbur Smith and Associates, "Parking Program Feasibility --Central Newport Beach Parking Study," March 10, 1978. o Wilbur Smith and Associates, "Alternative Parking Programs --Central Newport Beach Parking Study," December 22, 1977. ' o Wilbur Smith and Associates, "Central Newport Beach Parking Study," November, 1977. o Wilbur Smith and Associates, "Newport Beach Traffic Planning, Parking & Operations Study," March, 1968. Project Boundaries The project area for the parking management plan includes the designated boundaries as depicted in Figure 1. The area is bounded by 32nd Street to the north and the Pacific Ocean and 19th Street to the south. While to the east, the boundary includes the bayfront property called The Rhine. On the west, the boundary includes Balboa Boulevard and 24th Street. I-4 i L/00 PENINSUL A CANNERY VILLAGE / MC FADDEN SQUARE LOCATION MAP - HOLM- Erxwwer 70 COI17.JID Vion FIGURE I , I Within the southern quarter of the project area is the intersection of Newport Boulevard and Balboa Boulevard, called the "mixmaster." I I I I I I I] I I �� I-5 L r E I II LJ I I I I II. PARKING INVENTORY The parking facilities within the study area were inventoried to verify the figures reported in the November 1977 study by Wilbur Smith and Associates. The inventory was performed during November 1986 and included public street and lot and private off-street parking spaces. The total parking supply within the study area is 2,888 spaces. Curb Parking Curb parking was inventoried by location and classified as to the number of spaces, type of control (limited time or no time limit), and use (freight and passenger unloading, etc.). Based on this inventory, it was determined that curb parking accounts for 29.4 percent of the total parking supply in the study area. This figure compares closely to the 27 percent figure reported by Wilbur Smith and Associates for Laguna Beach and Hermosa Beach and 36 percent in Redondo Beach and San Buenaventura. Table 1 depicts the results of the curb parking space inventory. As shown, the 850 curb spaces in the study area consist of 407 metered spaces or 47.9 percent, 424 unmetered spaces or 49.9 percent, and 19 commercial/passenger loading spaces or 2.2 percent. Also, it should be noted that the curb metered spaces are restricted to 30-minute, 1-1 2-1 6-, or 10-hour time limits. However, like the previous study, over 73 percent of the metered curb spaces are restricted to 30-minute or 1-hour time limits. TABLE 1 CURB PARKING INVENTORY CANNERY VILLAGE/McFADDEN SQUARE AREA Number of Percent Type of Parking Spaces of Total Metered 30-Minute Limit 46 5.4 1-Hour Limit 238 28.0 2-Hour Limit 44 5.2 6-Hour Limit 52 6.1 10-Hour Limit 27 3.2 Subtotal 407 47.9 Unmetered 30-Minute Restriction 25 2.9 Unrestricted 399 47.0 Subtotal 424 49.9 Commercial/Passenger Loading 19 2.2 TOTAL 850 100.0 The unmetered spaces which total 424 are primarily unrestricted. The figure of 399 is comprised of 251 unmetered street spaces in front of business land use and 148 unmetered spaces in front of residential land use. Figure 2 illustrates the curb parking inventory in graphic form. Off -Street Parking With regard to off-street parking space, the inventory showed a total of 2,038 spaces within the study area. There are five public facilities which provide 410 spaces and a number of private facilities which provide 1,628 spaces. The off-street II-2 oza t I I I I G I I I I I I I I —.-.A L / O O PENINSULA P, 1 I� ?;aJ 0, �P w ►� LEGEND TEREDRED PARKING NUMBER OF TIME LIMIT SPACES \ \ \ 00000, 30 MINUTES 46 1 HOUR 238 +++++++ 2 HOURS 44 / uuuuunuuw 6 HOURS 52 10 HOURS 27 SUBTOTAL: 407 •....•.•.UNMETERED PARKING 4� 30 MINUTE LIMIT 25 UNRESTRICTED 399 SUBTOTAL: 424 COMMERCIALIPASSENGER 19 LOADING TOTAL: 850 4G\�� CANNERY VILLAGE / MC FADDEN SQUARE Q �w CURB PARKING INVENTORY FIGURE 2 I parking facilities are summarized in Table 2 and are shown graphically in Figure 3. 2 TABLE OFF-STREET PARKING INVENTORY CANNERY VILLAGE/MCFADDEN SQUARE AREA Number of Percent Type of Parking Spaces of Total Metered Public Lots 30-Minute Limit 4 0.2 6-Hour Limit 10-Hour Limit 347 59 17.0 2.9 Subtotal 410 20.1 Private Customer/Employee 1,628 79.9 TOTAL 2,038 100.0 ' Public Facilities. As noted in Table 2, the public facilities provide only 20.1 percent of the total off-street parking supply. Three of the metered lots are located in the McFadden Square subarea and contain 61, 66, and 224 spaces. Hence, they are the only available lots to serve the commercial and beach activities ' within the McFadden Square and Pier area. Also, of the total 351 spaces provided, 230 are designated for permit parking (meters painted with blue posts). The remaining two public lots are located along the south side of Newport Boulevard between 28th and 30th streets. They are metered and provide a total capacity of 59 spaces. of these total spaces, 10 are designated for permit parking. I oza Q aftaftaftows ' LEGEND TIME LIMIT 2220O 30 MINUTES NUMBER OF SPACES 4 347 59 SUBTOTAL: 410 eO� PRIVATE CUSTOMER/ G EMPLOYEE LOTS 1628 0 TOTAL: 2038 CANNERY VILLAGE / MC FADDEN SQUARE OFF-STREET PARKING INVENTORY FIGURE 3 I II I1, II C II U Private Facilities. This category includes those off-street facilities which restrict their use to only customers and employees of a particular establishment. Hence, they exclude their usage by the general public. As shown in Table 2, they comprise almost 80 percent of the total off-street parking supply and are located throughout the study area. Summary of Parking Space Inventory The parking space inventory for the cannery Village/McFadden Square area is summarized in Table 3. As shown, there is a total of 2,888 spaces in the study area. This total figure consists of 410 public off-street spaces (14.2 percent); 11628 private off-street spaces (56.4 percent); 407 metered street spaces (14.0 percent); 25 thirty -minute restriction spaces (0.9 percent); 399 unrestricted street spaces (13.8 percent); and 19 commercial loading zone spaces (0.7 percent). II-4 LJ TABLE 3 PARKING SPACE INVENTORY CANNERY VILLAGE/McFADDEN SQUARE AREA Percent Type of Parking Number of Spaces of Total Off -Street Public 410 * 14.2 Private 1,628 56.4 Subtotal 2,038 70.6 On -Street Metered Street 407 14.0 30-Minute Restriction 25 0.9 Unrestricted Street 399 13.8 Commercial/Passenger Loading Zone 19 0.7 Subtotal 850 29.4 TOTAL 21888 100.0 * These parking spaces are metered. II-5 III. PARKING DEMANDS AND NEEDS In order to assess the parking needs within the study area, a comparison was made of the parking demands to the available supply of parking spaces. The information documented in Section I of this report, the November 1977 parking study by Wilbur Smith and Associates and the traffic analysis by Austin -Foust Associates, was used in analyzing the parking demand and needs for the study area. The following discussion and information provided in Appendix A serves as a basis for the recommended parking management plan in Section VI. tPrevious Parking Demands and Needs Study The extensive 1977 parking study by Wilbur Smith and Associates established the parking demands and needs of Central Newport ' Beach for existing 1977 and projected conditions in 1995. The parking demand was developed for each block and compared against the parking supply in that block to determine the individual block surplus or deficiency of parking spaces. It should be noted that the parking demand was based upon a peak accumulation period. According to the study, the peak period used was a Saturday during the summer. Figure 4 depicts the 1967 curb and off-street parking inventory j which was used as a basis for the 1977 parking inventory. As noted, the blocks were numbered to simplify the parking inventory Iprocedure. The adopted Specific Plan area has been superimposed onto this figure to show those block numbers which apply to the ' present study area. These same block numbers have been used in t i 7 PEN/NSUL A .. .1 III B 3W 11U�5L NE4e tons 46 G 4 III a% 111 I �/ 3 •o s y- IN� / -�1.. K „ It ¢ . I6. I` I Aix pie � SALBOAO LEGEND -- ° OFF STREET CURB PRIVATE CUSTOMERS 6 EMPLOYEES ' NUMBER OF SPACES ti ti PRIVATE SPECIAL USE NO PARKING PRIVATE OWNERS 6 TENANTS m BLOCK NUMBER - MUNICIPIAL PUBLIC USE Bt SUB -DISTRICTS - MUNICIMAL SPECIAL USE n NUMBER OF SPACES CURB AND OFF—STREET PARKING INVENTORY — DISTRICT B 1967 SOURCE: NEWPORT BEACH TRAFFIC PLANNING, PARKING AND OPERATIONS STUDY BY WILBUR SMITH i ASSOCIATES CURRENT STUDY AREA BOUNDARY- 1 O i" 0 2 6 B 10 YAP SCALE /N HUMOREOS RF FEET CANNERY VILLAGE / MC FADDEN SQUARE 1967 PARKING INVENTORY FIGURE 4 I 1 the following sections. For a detailed discussion on the parking supply and demand for the study area, refer to Appendix A. I I i I H j I I I I C I I 1 f-1 I III-2 I I I I I I d I L.� I I I I IV. IN -LIEU FEE PROGRAM This section discusses the City's "in -lieu" fee program and describes possible revisions to the existing fees. Definition of In -Lieu Fee Program The City of Newport Beach has a program whereby a commercial business, in lieu of providing the required off-street parking on -site pursuant to Section 20.30.030 of the Newport Beach Municipal Code, may provide all or a portion of its required off-street parking in a municipal fee -owned lot by paying an annual fee of $150 per parking space. However, the municipal parking lot must be located within reasonable proximity to the commercial business in order to be considered as useful to the business. Also, this program does not apply to businesses already in existence on the effective date of the adopted ordinance (1974). The program is defined in detail in Section 12.44.125 of the City's Municipal Code and in Section 20.63.045 in the Specific Plan. Pursuant to Section 20.63.045C, a use permit is required to provide the required parking through payment of "in -lieu" fees. Analysis of Existing Fee Rates In order to evaluate how reasonable the existing "in -lieu" fee is, an analysis was made of the $150 annual fee compared to the average parking space cost for one space. For example, using a land cost value of $65 per square foot and an average value of IV-1 7,1 Ij I I II I It I 350 square feet of land area per parking space, the provision of one parking space within the study area would cost a developer $23,275 including construction costs. In other words, the real cost for one parking space is 155 times the current $150 annual fee. The cost information is summarized in Table 4. TABLE 4 AVERAGE PARKING SPACE COST CANNERY VILLAGE/MCFADDEN SQUARE AREA Land $22,750 Construction $ 525 TOTAL $23,275 NOTE: The construction cost is based on $1.50 per square foot to surface and stripe the space. Assuming a 30-year development loan at 10 percent annual interest, the average annual yearly cost of one parking space provided by a private developer would be $2,469. However, this cost does not include architecture, engineering, land acquisition, legal, or insurance costs that could be associated with the development of parking spaces in relation to a proposed development. Annual operating costs and property taxes are estimated to be $275 per space. It should be noted that the cost to provide parking spaces within the study area would be less with a parking structure. For example, if a three level parking structure were to be constructed, the average cost per parking space would be IV-2 approximately $16,000. This figure assumes $8,000 for construction cost, a land cost of $23,750 and $1,075 for grading, paving and lighting. The cost of the land is prorated over three levels as opposed to a surface parking lot. Hence it would be less expensive to build a parking garage than a surface lot. Other considerations would include demand characteristics, taxes and financing. Revenues for Past Six Years 0 A review was made of the revenues generated from the "in -lieu" fee program for the last six years. The intent was to determine to what extent and use the program has been utilized by private developers. The revenue information is summarized in Table 5. TABLE 5 PAST REVENUES FOR IN -LIEU FEE PROGRAM CITYWIDE Year Revenue 1981 17,642.50 1982 20,130.00 1983 24,330.00 1984 30,832.25 1985 31,980.00 I1986 49,522.79 As noted in Table 5, the use of the "in -lieu" fee program has tgradually increased since 1981. Using the annual fee of $150, it can be estimated that approximately 330 parking space permits I IV-3 I were issued for the fiscal year of 1985-1986. In other words, a shortage of 330 on -site parking spaces was satisfied by payment of the required annual fee to the City of Newport Beach. It should be noted that the "in -lieu" fee of $150 is paid each year for each parking space. In -Lieu Fees in Adjacent Communities For comparison purposes, a survey was made of the "in -lieu" and similar annual permit fees which are being used in adjacent oceanfront communities. The purpose was to establish how realistic the existing in -lieu and permit fees are in the City of Newport Beach when compared to other local communities. These fees are summarized in Table 6. TABLE 6 ADJACENT COMMUNITY IN -LIEU AND ANNUAL PERMIT FEES CANNERY VILLAGE/MCFADDEN SQUARE AREA In -Lieu Parking Permit for Agency Space Program Fee Metered Areas City of Seal Yes $100/Space Not applicable Beach Commercial Zones (No meters) only (annually). City of Yes $10,000/space Yes Huntington Beach Downtown Commercial $1/Year Area only (near Persons must beach). Funds prove set aside to fund residency parking structure (one-time fee). City of Laguna Yes $5,000/Space Yes Beach Commercial only- $20/year limit spaces Residents only (one-time fee). City of San Yes $10,000/Space None Clemente Retail only. IV-4 Hotels, motels, and restaurants are exempted (one-time fee only). As noted in Table 6, only one community has a fee less than that charged in the City of Newport Beach. The remaining communities have fees which begin to approach the real cost of providing one parking space within the study area. IRecommended Revisions to In -Lieu Fee Program Based upon the information contained in the previous sections, it "in fee is is apparent that a revision to the -lieu" program required. The area requiring a change is the annual fee of $150 which is currently charged for each "in -lieu" parking space per year. As shown in the previous analysis, this fee is far too low to offset the real cost to the City of providing an "in -lieu" ' parking space in a public lot. This fact is confirmed by reviewing the "in -lieu" fees in adjacent communities with similar programs. Therefore, it is recommended that the present "in -lieu" fee as stated in the City of Newport Beach Municipal Code and the Cannery Village/McFadden Square Specific Plan be changed from $150 per parking space per year to an initial fee within the range of $10,000 to $23,275 per parking space. After payment of Ithe initial fee, the annual maintenance fee would be $150 for each "in -lieu" parking space. This recommendation is based upon lot an analysis of parking spaces only. I IV-5 I I ' Expected Future Revenues. An estimate was made of the potential future revenues that would be derived by increasing the annual I I I I I II I11 I I I I fee in the "in -lieu" fee program. For example, assuming that 330 annual permits are issued at an initial fee of $23,275 each plus an annual fee of $150 would yield an annual first year income of $7,730,250. Using an initial fee of $10,000 per space plus an annual fee of $150 would yield an annual first year income of $3,349,500. For purposes of this analysis, the main assumption is that all current businesses that are paying the $150 fee would be expected to pay an initial fee of $23,275 for their new annual permits. since this may have a detrimental impact on small businesses, another strategy was examined. For example, a further review was made of the past usage of this program and potential future land use within the study area. Based upon this review, it can be expected that there will be approximately 20 new permits issued per year for new development. Hence, using this figure, and an initial fee of $23,275 plus an annual maintenance fee of $150 the expected first year income would be $465,500. Consequently, the following revenues would be generated under this strategy for the next five years: 1987 = $465,500 1988 = $468,500 1989 = $471,500 1990 = $474,500 1991 = $477,500 IV-6 I I I II II I 11 I The average annual figure for the first five years would be $471,500. For comparison purposes, the previous strategy was reviewed with an initial fee of $10,000 and a annual fee of $150 for the estimated 20 new permits per year. Using these figures, the following revenues would be generated for the next five years: 1987 = $200,000 1988 = $203,000 1989 = $206,000 1990 = $209,000 1991 = $212,000 The average annual figure for the first five years would be $206,000. It should be noted that the imposition of an initial fee of between $10,000 and $23,275 may have a significant detrimental impact on small businesses. Another strategy should also be explored, such as amortizing the one-time fee (between $10,000 and $23,275) plus the annual maintenance fee over a thirty year period and changing the existing users fee, with all new businesses paying the new initial fee and annual maintenance fee. This would result in a cost per space of between $1203.60 and $2602.25 per space per year. Again, this represents a significant increase over the existing fees but will result in the generation of sufficient funds to construct new off-street parking facilities. IV-7 I ' V. PARKING METER RATES This section of the report deals with an assessment of the parker characteristics and existing parking meter rates within the study area. Also included is a discussion regarding possible increases to the existing metered rates. rParker Characteristics Before an assessment of the existing parking meter rates can be made, it is necessary to evaluate the parker characteristics associated with the study area. Therefore, the information contained in the 1977 Wilbur Smith and Associates study was reviewed for its applicability to the current Specific Plan area. Such typical characteristics as parking accumulation, parking ' duration and turnover, walking distance, trip origin and destination, and trip purposes are important, especially when considering changes to the parking meter rates, identifying new parking supply locations, and developing a parking management program. Parking Accumulation. The accumulation of parked vehicles is one direct .measure of the parking space usage during different periods of the day. Hence, the determination of the peak period of accumulated vehicles provides a good measure of the existing parking demand within the study area. Based on the previous 1977 Wilbur Smith and Associates study, it was determined that the maximum accumulation occurred during the hour beginning.at 2 p.m. Saturday during the summer when a total of 3,610 vehicles were parked. During this time period, 73 percent of the total V-1 r I I 71 Ll II I II I I I available curb and off-street parking spaces were occupied. Between the time periods of 11 a.m. and 4 p.m., the occupancy rate fluctuated but -the minimum value was 60 percent. During the weekday summer activity, a total peak occupancy rate of 67 percent was recorded during the hour beginning at 1 p.m. However, during the fall activity period, occupancy rates of approximately 50 percent were recorded at 1 p.m. during the week and at 12 noon on Saturday. In other words, 50 percent of the total available parking spaces are utilized. Trip Origin and Purpose. The results of the previous study indicated that only 14.3 percent of the total daily parkers originated within the study area. Also, of this percentage, about 30 percent had work area trip origins and another 17 percent had shopping trips as their origins. Of particular importance is the fact that Newport Boulevard was estimated to have the highest approach traffic destined to the study area with 52.6 percent of the total parkers. Balboa Boulevard had an estimated 5.7 percent of the total parkers. With regard to trip purposes, the following information was derived from parker interviews. For example, it was determined that 28.5 percent of the trips were for work, while shopping trips accounted for 20.2 percent of the total. Additionally, it was established that 12.1 percent of the trips were for the Beach; 11.9 percent for Restaurants; 9.8 percent for Personal Business; and 6.9 percent for Home. The remaining 10.6 percent V-2 I included Commercial Businesses, Delivery -Pickup, Sightseeing, and No Response to interview. Parker Location and Type of Parking. Data from the earlier study was referenced in order to provide insight as to the parking in For preference of the total daily parkers the study area. instance, over 12 percent of the Central Newport Beach parkers parked in each of the subareas of McFadden and Newport -Balboa. However, in McFadden Square, it was determined that the major reasons for parking included the beach with 51 percent; work with 13 percent; and shopping with 10 percent. For comparison, the Bayf rant subarea was estimated to have almost 11 percent of the total parkers. The major trip purposes included work with 24 percent; restaurants with 22 percent; commercial businesses with 14 percent; and shopping with 14 percent. Of particular importance is the Cannery Village area. In this area, approximately 11.8 percent of the total number of parkers park there. The primary purposes included work with 29 percent; personal business with 20 percent; restaurants with 16 percent; and commercial businesses with 14 percent. Relative to the type of parking facilities utilized, it was estimated that of the total 14,332 vehicles parked during the survey, approximately 43.2 percent of all parkers used private off-street facilities. But only 16.7 percent utilized public off-street facilities. The distribution of on -street curb parkers included 12.9 percent in metered spaces; 24.9 percent in unmetered spaces; and 0.4 percent in loading spaces. In V-3 11 t U I I I� I I I LJ I I L addition, 1.9 percent of the parkers were parked illegally in No Parking Zones. Hence, it can be concluded that potential revenues were lost by not having additional parking meters for the unmetered spaces which were used by 24.9 percent of the total parkers--not to mention the problems associated with illegal parkers in the No Parking Zones. Parking Duration and Walking Distances. Of equal importance are the parking duration and walking distance characteristics of the parkers. According to the 1977 Wilbur Smith and. Associates study, approximately 43.5 percent of all parkers parked for a period of one hour or less. But an additional 21.4 percent parked for a duration of between one and four hours. The remaining 35.1 percent were long-term parkers who parked for more than four hours. However, it should be noted that the average parking duration of all parkers was estimated at 3.5 hours. The average parking duration for workers was 6.9 hours, while for shoppers a value of 42 minutes was recorded. similarly, it was noted that diners park for 1.1 hours and beach goers parked for 3.4 hours. The previous figure compares very well with the recent 3.69 hour figure furnished by the City Planning Department for the oceanfront parking lot. With regard to walking distances, it was established that the average shopper in the study area walked a distance of 90 feet V-4 11 ' from a parked vehicle to his or her prime destination, while parkers destined to restaurants walked an average of 103 feet. For comparison, workers walked an average of 92 feet. On the contrary, for beach goers, the average walking distance was estimated at 447 feet while for sightseers, a distance of 229 feet was recorded. The previously stated information is valuable for locating new potential sources of additional parking supply. ' Parking Destination. The last important parker characteristic is parking destination. Based on parker interviews in the previous study, it was determined that 18.1 percent of the total parkers ' surveyed were destined for the McFadden Square subarea. Approximately 67 percent of these parkers were beach goers. The ' Newport -Balboa subarea attracted approximately 13.8 percent of the total parkers. Their major trip purposes included 57 percent ' shopping and 10 percent work. Other parker destinations within the study area included Cannery Village with 9.6 percent; the Bayfront with 7.1 percent; and the tOceanfront with 2.5 percent. I I 1 Analysis of Existing Parking Meter Rates As a part of the initial parking inventory, parking meter rates were recorded for all existing metered curb spaces within the study area. This information was considered essential in order to analyze any potential increases in the meter rates. The results are summarized in Table 7. V-5 P TABLE 7 EXISTING METERED PARKING ZONE RATES FOR SPECIFIC PLAN AREA CANNERY VILLAGE/MCFADDEN SQUARE AREA ' Number of Percent Metered Spaces Current Rate of Total 371 10 cents/hour 45.4 149 25 cents/hour 18.2 ' 297 50 cents/hour 36.4 TOTAL 817 100.0 NOTE: The total number of metered spaces includes 407 street and 410 off-street spaces. Also, permit parking is allowed at 251 of the total 817 spaces. As noted in Table 7, the parking rates for 45.4 percent of the ' metered spaces are 10 cents per hour. The exceptions are 149 spaces or 18.2 percent at 25 cents per hour and 297 spaces or ' 36.4 percent at 50 cents per hour. The existing parking rates throughout the study area are shown graphically in Figure 5. For a Adiacent Community Parking Rates. comparison purposes, survey was made of the parking rates which are being used in adjacent ocean front communities. The intent was to establish how current and realistic the existing parking rates are in the City of Newport Beach. These rates are summarized in Table 8. ' A comparison between Tables 7 and 8 indicates that the existing ' parking rates within the study area are considerably lower than those in adjacent communities with similar land use. Hence, it ' is reasonable and realistic to recommend that the rates be increased to values that are comparable to those used in other areas. [J ll oza LEGEND CURRENT RATE NUMBER OF SPACES //i mwuuuuwnu 104/HR. 371 ***+**** 2WHR. 149 500 H R . 297 ce _ TOTAL: 1817 CANNERY VILLAGE / MC FADDEN SQUARE EXISTING METERED PARKING ZONE RATES FIGURE 5 TABLE 8 ADJACENT COMMUNITY PARKING RATES CANNERY VILLAGE/McFADDEN SQUARE AREA Agency Lots Streets Comments City of Huntington $0.75/hr $0.25, Street parking rates Beach $0.50, & vary according to $0_.75/hr proximity to busi- ness district. City of Laguna Beach $0.50/hr $0.50/hr City has permit program. i City of Seal Beach $3.00/day --- Flat rate --atten- dant lot sunup to sundown. City of San Clemente $0.50/hr $0.50/hr State Beaches $3.00/day --- Flat rate --atten- dant lot sunup to Dana Point It sundown. Huntington Beach It to San Clemente Bolsa Chica " Corona Del Mar Crystal Cove Doheney County of Orange Aliso Beach $0.25/hr --- Dana Point $0.25/hr --- Salt Creek $0.21/hr --- 72 minutes per quarter. V-7 r I I I I Revenues for Past Six Years A review was made of the revenues generated from the existing parking meters within the study area for the last six years. The purpose was to determine how much annual revenue was derived from the existing parking meters and estimate what future revenues would be generated. The revenue information is summarized in Table 9. Based upon the information provided in Table 9, the average annual parking meter revenue for the past five years was $232,463. If the existing parking meter fee structure were to remain, the following revenues would be generated based upon a trend line analysis: 1987 = $259,260.86 1988 = $266,917.50 1989 = $274,574.14 1990 = $282,230.78 1991 = $289,887.41 Potential Areas for New Meter Installations. As stated in the "Parker Location and Type of Parking" subsection of this report, potential revenues were lost to the City because of the number of unmetered parking spaces in the study area during peak demand. Therefore, an analysis was made to determine those locations where additional parking meters could be installed to minimize this problem and increase the public parking supply. V-8 i = M= i M M M M= ! = = = ! M = = M TABLE 9 PAST REVENUES FOR PARKING METER PROGRAD CANNERY VILLAGE/MCFADDEN SOUARE AREA 7t Meters Meters Account in in Account Desig- Total** study Study Annual Revenues* No. nation Meters Area Area 1981 1982 1983 198a 1995 1986 22-450-01 Newport 225 225 100 $ 9.271.20 $ 9.784.59 $ 9.835.44 S 8,648.23 $ 11,155.34 $ 8,977.05 Blvd. 22-450.02 Newport 156 156 100 14,471.32 14,106.64 16,322.94 19,034.79 16.638.36 17,161.79 Business 22-450-06 Lido 197 32 16.2 3.054.63 3,064.23 3,2RO.02 3,415.87 3,229.93 3,035.40 Shopping C22-450-07 Newport/ 103 103 100 4,520.57 3,821.58 3,531.11 4,431.79 3.737.76 4,017.32 Balboa Blvd. 22-450-08 Balboa 119 11 9.2 2,382.35 2,197.15 3,001.48 4,263.97 2,994.54 3,296.90 Strip McFadden to 15th 22-450-11 Ocean- 224 224 100 160,929.05 151,395.56 165,886.75 183,141.16 174,041.08 179,063.74 •front Lot 22-450-18 McFadden 66 66 100 24,178.51 22,195.93 26,614.43 29,124.39 1,313.62 30,207.31 Lot TOTALS 817 $218,807.63 •206,565.68 $228,472.17 $252,060.19 $243,110.63 $245,759.51 a Revenue within the study area is computed by multiplying the percentage of Meters within the study boundary by the total revenue earned by each individual account. as 1986 count. -.r ' The analysis utilized the information obtained from the parking inventory as depicted in the previous Figures 2 and 3 to determine the potential locations. The results of this analysis indicated that approximately 276 unmetered locations could be painted and metered as public parking spaces. The recommended locations for new meters are shown graphically in Figure 6. Recommended Parking Meter Rates ' Based upon the previous information, it is apparent that the existing parking meter rates within the study area should be increased. A review of other oceanfront community parking rates confirms this observation. Hence, based on a review of the existing land use, parker characteristics and the relationship to ' the available public parking supply, it is recommended that the existing parking meter rates be increased as follows: o Increase all existing 50 cents per hour rates to 75 cents per hour. II II II II o Increase all existing 25 cents per hour rates to 50 cents per hour. o Increase all existing 10 cents per hour rates to 50 cents per hour. The new parking meter installations would have a 50 cents per hour fee structure. Figure 7 illustrates the recommended meter parking zone rates. V-10 I r 1 1 r 1 I I II I I I -1 E u I 1 I oza Nevi tom- L / D O PENINSULA 000 *.••% 0 Q ..f /41 LEGEND mouvoonuw EXISTING UNMETERED CURB PARKING ZONES TO BE METERED. 00000 POTENTIAL LOCATIONS TO BE METERED UNDER THE RESIDENTIA PERMIT PROGRAM — METHOD 2. CANNERY VILLAGE / MC FADDEN SQUARE RECOMMENDED LOCATIONS FOR NEW PARKING METER INSTALLATIONS FIGURE 6 I F 1 1 I 1 11 1 1 i� 1 I oZp L/00 PEN/NSUL A M loto Soto Go c Q *r•4wjft ft Qi, { 19 t� St oft �� =7 Ge° JJWw��� PROPOSED NUMBER OF RATE SPACES uuuunnuumni 50C/HR. 796 ** 000000 75C/HR. 297 TOTAL 1093 ** INCLUDES 520 EXISTING METERS AND 276PROPOSED METERS CANNERY VILLAGE / MC FADDEN SQUARE RECOMMENDED METER PARKING ZONE RATES 7 ' It should be noted however, that the installation of parking meters within the Cannery Village area with its existing ' industrial uses could result in the employees on the lower end of the pay scale using the adjacent non -metered areas for parking, ' such as Lido Isle. ' Expected Future Revenues. An estimate was made of the expected future revenues that would result by increasing the parking meter rates. For example, by making the following assumptions of 796 meters with a fee of 50 cents per hour; 297 meters with a fee of ' for months; 50 75 cents; 65 percent curb occupancy summer percent ' curb occupancy for remaining eight months; 50 percent parking lot occupancy rate for eight months; 70 percent parking lot occupancy ' rate for summer months; and extended hours of meter operation would result in a total estimated annual parking meter revenue of $546,000. Hence, the following revenues would be generated for the next five years using an annual growth factor of 1.5 percent: ' 1987 = $546,000 1988 = $554,190 ' 1989 = $562,500 1990 = $570,940 ' 1991 = $579,500 Annual Permits for Metered Areas In addition, a review was made of the annual permit program for metered parking spaces. The intent was to determine the amount of use of this program and determine if there are too many available permit parking spaces. Currently, there are a total of V-11 251 annual permit spaces within the study area. The spaces are identified with a blue metered post. The areas with the largest ' number of permit parking spaces includes the Oceanfront parking lot with 144 spaces and the McFadden Place lot with 66 spaces. ' Based upon information provided by City staff, it was determined ' that approximately 3,118 permits for 1986 were sold. The annual fee for the permit is $30. Hence, an annual revenue of $93,540 was generated from this program. However, since the previously mentioned parking lots are located in areas with the highest demand for parking spaces, it is recommended that the available supply of permit spaces be eliminated in these areas. The elimination in available spaces would be accomplished by repainting the blue meter posts. All blue meters should be ' located in areas where the rates are at the lowest levels to minimize the lost revenues to the City. ' In addition, it is recommended that the annual permit fee be ' increased to at least $100. ' For illustrative purposes, an employee of a local business can purchase a parking permit for $30. Assuming that the employee ' works a 40 hour week, 50 weeks per year (2000 hours), the following represents the revenues "lost" to the City: V-12 L ' 2,000 hours x $.75/hr meter rate = $1500 - $30 fee = $1470 2,000 hours x .50/hr meter rate = 1000 - $30 fee = 950 ' 2,000 hours x .25/hr meter rate = 500 - $30 fee = 420 ' However, this policy may adversely affect the casual beach user such as the surfers and fishermen who take advantage of the blue ' meter program. II II W II II II II II I II 11 II V-13 VI. RECOMMENDED PARKING MANAGEMENT PLAN The recommended parking management plan combines the elements and results from the previous sections of this report and the studies performed by Wilbur Smith and Associates to provide a parking supply that will satisfy projected parking demands in the Cannery ' Village/McFadden Square area. As stated before, the intent of the plan is to achieve the goals of improved traffic circulation, ' improved short-term parker accessibility to parking supply, and ' to allow development growth while minimizing transportation, land use, and environmental impacts. In order to achieve these basic goals, a stringent parking management plan is proposed. The plan includes pricing strategies for the existing parking meters, installation of new parking meters, a parking structure, and parking enforcement. ' It is important to note that several factors have caused deficiencies for short-term parkers. For example, the beach, ' which is a major traffic generator, does not under the parking code have required parking associated with its use. Also, prior to the adoption of a parking code for the City of Newport Beach, land developers were not required to provide off-street parking. Another factor has been the program of in -lieu off-street parking whereby the developer pays an annual fee in -lieu of providing required on -site off-street parking at a rate that will not ' provide additional parking. LJ VI-1 1 II II I II Hence, in developing the recommended parking management plan, prime consideration was given to the City's "in -lieu" fee program, creating additional parking spaces and analyzing the need for increased meter rates. In summary, the specific elements of the Recommended Parking Management Plan included the following: o Alteration of existing parking operations and increased parking meter rates. o Installation of 276 new parking meter spaces. o Increased fees for the city's "in -lieu" fee program. o Provision of a Residential Parking Permit Program. ' o Further consideration of constructing a parking structure in the Cannery Village area by 1995. II II 1 o Further consideration of constructing a parking structure in the McFadden square area by 1995. o Increased parking enforcement. Alteration of Existing Parking operations Alteration of existing parking operations includes parking rate increases, new meter installations, off-street parking operations, and meter revenue collection. ' Curb Parking. To ensure success of the parking management plan and other future parking programs, parking rate increases are VI-2 I ' recommended for the study area. Under this proposal, all existing'10 and 25 cents per hour parking spaces would be increased to 50 cents per hour. ' In addition, new parking meters would be installed in all commercial areas that presently have curb unmetered spaces. The ' identified locations include the following: o 19th Street - 2 spaces o 20th Street - 7 spaces ' 0 21St Street - 16 spaces o 26th Street - 5 spaces Street - 8 spaces o 28th ' o Villa Way - 36 spaces ✓ o 29th Street - 27 spaces ✓ ' 0 30th Street - 47 spaces 0 31st Street - 45 spaces r r o Lafayette - 43 spaces ✓ r� r` J c o 32nd Street - 25 spaces ' ✓ —'=�� 0 Alley between 31st and 32nd'- 9 spaces o Balboa Boulevard - 6 spaces aq A total of 276 meters are recommended for installation throughout 1 the study area. The locations are shown in Figure 7. ' Currently, the hours of meter operation terminate at 5 p.m. Since there is a significant amount of evening activity in the Bayfront and McFadden Square subareas, it is recommended that the hours of meter operation be extended to 10 p.m. The installation 1 VI-3 I of new parking meters and a raising of the hourly rates in the study area must be accompanied by similar increases in the surrounding area such as on Via Lido, Via Oporto, Via Malaga, and on Newport and Balboa Boulevards. Off -Street Parking Operation. The recommendations for the off-street parking facilities include increased meter rates, a reduction in the number of available blue metered annual permit parking spaces, and relocating the blue meters to an area where the rates are lowest. Specifically, the metered off-street parking lots would have a rate structure of 75 cents per hour except for the parking lot on Newport -Balboa Boulevards between 23rd and 26th Streets (Block 168). This parking lot would have a rate structure of 50 cents per hour. Hence, the new rate structure of 75 cents per hour would apply only to the two metered lots in the McFadden Square subarea, Blocks 202 and 203. With regard to annual permit parking spaces, it is recommended that all of the blue meter spaces be eliminated in the oceanfront parking lot (Block 203) and in the McFadden Place parking lot (Block 202). Further, it is recommended that annual permit fees be increased to at least $100. Meter Revenue Collection. Under the current program, the revenues from meter collections, except for the blue meters, are placed in the parking meter fund. Therefore, it is recommended that revenues derived from all meters in the study area continue to be placed in a central parking fund. VI-4 I Increased Rates for "In -Lieu" Fee Program Recommendations for the "in -lieu" fee program include an increase for the present annual permit fee as stated in the City of Newport Beach Municipal Code and the Cannery Village/McFadden square specific Plan. Based upon an analytical study, it is ' recommended that the annual fee be changed from $150 to an initial fee within the range of $10,000 to $23,275 and an annual ' maintenance fee of $150 per parking space. This will result in additional revenue which can be used to fund the public parking facilities. Residential Permit Program It is recommended that a residential permit program be implemented for the residential areas in Blocks 124, 125, 198, 199, 200, 204, 205, 206, and 207. These block numbers are illustrated in the previous Figure 5. Program implementation could occur in one of two ways. The first method would include the posting of a one -hour time during the period of 8 a.m. to 5 p.m. Residents that do not have sufficient off-street parking would be allowed to purchase annual curb parking stickers which would allow them to park in their area beyond the posted time limit. The second method would include the installation of parking meters in the residential areas. Like the first method, those residents not having sufficient off-street parking would be allowed to purchase annual curb parking stickers which would allow them to park at the meters without paying on an hourly VI-5 I LJ basis. The potential locations to be metered from 8 a.m. to 10 p.m. under this method are shown in the previous Figure 6. Under each method, the residents would have to prove their residency and provide their car registration when purchasing the annual stickers. The stickers would identify the license number of the authorized vehicle and the appropriate neighborhood. An annual permit fee of $25 per vehicle would be used to offset the administrative and enforcement charges. However, strict i enforcement will be required especially during the summer months. During the nonsummer months, spot checks could be made within the appropriate neighborhoods. Provision of Additional Parking Supply The previous supply and demand analysis, prepared by Wilbur Smith ' and Associates for 1995, indicates a need for additional parking spaces in the study area. This identified need considers the ' existing parking deficiencies, expected growth in the study area, and projected land -use changes. With regard to the Cannery Village area, it is recommended that a surface -type parking lot be tried initially near 30th Street. If the surface lot experiences good utilization, then a phased -in 1 program should be considered to provide a parking structure which will satisfy the deficiency. The future demand should be confirmed by further studies to verify the expected growth and land -use changes prior to developing a parking structure. I VI-6 Relative to the McFadden Square area, a phased -in program should be developed to provide an additional parking supply. ' Construction of a parking structure should be considered and related to the development opportunities in the McFadden Square area. Implementation would be contingent upon further studies to confirm the need and the ability of parking revenues or "in -lieu" ifees to support construction. However, even with the two previous projects, there is a projected shortage of approximately 1,000 parking spaces for the study area, primarily attributable to the non -conforming buildings that do not provide on -site parking and beach visitors.. Increased Parking Enforcement In order to ensure success of the parking meter operation, it is recommended that additional parking enforcement personnel be added to City staff to enforce the extended hours of meter operation from 5 p.m. to 10 p.m. in the evening. Additionally, it is recommended that an aggressive towing program be implemented during the summer months when there is a large number of illegally parked vehicles. Also, it is recommended that a City staff person be appointed as parking coordinator of ' this program. I I I VI-7 I 1 I I k JJ 1 1 1 I I 1 I i I 'I I I J I J I I I I Ll I I II I I L PARKING DEMANDS AND NEEDS The following discussion and information serves as a basis for the recommended parking management plan in Section VI. Parking Demands for 1977. The 1977 Wilbur Smith and Associates parking study determined the parking demand for each block within the study area and was based upon the primary destination of parkers obtained during the parker interviews rather than the location at which the trip -maker parked. According to the study, the peak parking demand was developed for each block by adjusting the daily demand to reflect the conditions at the time of peak parking accumulation. The peak parking accumulation period occurred at 2 p.m. on Saturday during the summer. In order to relate the 1977 information to the current study area, data was extrapolated from the peak parking information by block number. This peak parking demand data by block number is summarized in Table A-1. As noted in Table A-1, the 1977 total peak parking demand for the study area was estimated at 2„120 spaces. The area of greatest demand occurred in the McFadden Square subarea with a peak demand of 825 spaces or 38.9 percent of the total. Almost 90 percent of this demand was attributable to beach goers. A-1 I TABLE A-1 ESTIMATED PEAK PARKING DEMAND CANNERY VILLAGE/McFADDEN SQUARE AREA Area Block No. Peak Demand Percent Cannery Village 108 90 109 40 110 50 111 90 112 30 113 25 114 30 115 20 116 50 117 5 Ila 70 Subtotal 500 23.6 Bayfront 120 45 123 350 124 10 125 40 169-171 -- Subtotal 445 21.0 McFadden Square 198 15 199 5 200 15 201 5 202 5 203 735 204 20 205 15 207 10 Subtotal 825 38.9 Newport -Balboa 119 45 122 20 164 145 165 35 166 65 167 40 Subtotal 350 16.5 TOTAL 2,120 100.0 SOURCE: Wilbur Smith and Associates A-2 For the remaining subareas, the peak parking demand was estimated at 500 spaces or 23.6 percent for the Cannery Village; 445 spaces or 21.0 percent for the Bayfront; and 350 spaces or 16.5 percent for Newport -Balboa. Parking Supply, Surpluses, and Deficiencies for 1977. Based on the parking inventory information depicted in previous Figure 4, the 1977 adjusted parking supply for the study area is listed in Table A-2 for each block. The data was extrapolated from the previous study to serve as a basis for the future parking demand in this area. Typical efficiency factors of 90 and 85 percent were applied to the curb and off-street facilities, respectively. In other words, curb spaces are considered full at 90 percent ' occupancy while off-street parking facilities are considered full at 85 percent occupancy. As indicated in Table A-2, on a block by block basis, there were a total of 651 surplus spaces and a total deficiency of 682 spaces, yielding a net deficiency of 31 spaces in 1977 for the study area. However, there was a net surplus of 78 spaces in the Cannery Village area, while there was a net deficiency of 252 spaces in the McFadden Square area. The identified deficiency in McFadden Square can be primarily attributed to beach goers since the peak period of demand used was a Saturday during the summer. The balanced surpluses and deficiencies for 1977 are shown in Table A-3. As noted, after balancing of the surplus parking I A-3 I I spaces, there was net surplus of 22 parking spaces for the study area. 11 I F I I I L� iI I I 1 n I 1 1 1, I I TABLE A-2 UNBALANCED PARKING SURPLUSES AND DEFICIENCIES - 1977 CANNERY VILLAGE/McFADDEN SQUARE AREA Adjusted Supply Peak Area Block Public Private Demand Surplus Deficiency Cannery 108 21 105 90 36 0 Village 109 35 65 40 45 0 110 4 41 50 0 1 ill 31 54 90 0 5 112 20 60 30 25 0 113 8 0 25 0 17 114 25 30 30 25 0 li5 18 20 20 18 0 116 10 3 50 0 37 117 15 24 5 15 0 118 31 13 70 0 26 Subtotal 218 415 500 164 86 Bayfront 120 18 28 45 1 0 123 224 49 315 0 42 124 18 21 10 29 0 125 27 20 40 7 0 169-171 25 0 0 25 0 Subtotal 312 118 410 92 42 McFadden 168 83 0 0 83 0 Square 198 23 11 15 19 0 199 200 25 31 31 0 5 15 25 16 0 0 201 12 0 5 7 0 202 80 0 5 75 0 203 190 0 735 0 545 204 9 31 20 9 0 205 19 17 15 19 0 206 207 28 22 0 0 0 10 28 12 0 0 Subtotal 522 90 825 253 545 Newport- 119 37 47 45 37 0 Balboa 122 21 25 20 21 0 164 41 190 145 41 0 165 46 0 35 11 0 166 56 0 65 0 9 167 22 71 40 22 0 Subtotal 223 333 350 132 9 651 682 TOTAL 1,275 956 2,085 SOURCE: Wilbur Smith and Associates A-5 I TABLE A-3 BALANCED PARKING SURPLUSES AND DEFICIENCIES - 1977 CANNERY VILLAGE/McFADDEN SQUARE AREA Adjusted Supply Peak Area Block Public Private Demand Surplus Deficiency Cannery 108 21 105 90 0 0 Village 109 35 65 40 45 0 110 4 41 50 0 0 I ill 31 54 90 0 0 112 20 60 30 20 0 113 8 0 25 0 0 114 25 30 30 0 0 115 18 20 20 7 0 116 10 3 50 0 15 117 15 24 5 0 0 118 31 13 70 0 0 Subtotal 218 415 500 72 15 rBayfront 120 18 28 45 0 0 123 224 49 315 0 40 124 18 21 10 0 0 125 27 20 40 7 0 169-171 25 0 0 0 0 Subtotal 312 118 410 0 40 ' McFadden 168 83 0 0 0 0 Square 198 23 it 15 0 0 199 25 31 5 0 0 200 31 0 15 0 0 201 12 0 5 0 0 202 80 0 5 0 0 203 190 0 735 0 75 204 9 31 20 0 0 205 19 17 15 0 0 206 207 28 22 0 0 0 10 0 0 0 0 Subtotal 5 22 90 825 0 75 Newport- 119 37 47 45 37 0 Balboa 122 21 25 20 21 0 164 41 190 145 15 0 165 166 46 56 0 0 35 65 0 0 0 0 167 22 71 40 0 0 Subtotal 223 333 350 73 0 TOTAL 1,275 956 2,085 152 130 SOURCE: Wilbur Smith and Associates A-6 t [1 Parking Demands for 1995. The previous study considered several elements in estimating the peak parking demand for 1995. The most important elements or considerations were the expected change in land use and population increases within the study area. IUsing information provided by the City of Newport Beach Department of Community Development, the study provided an analysis of the relative difference between the 1977 and the projected 1995 land use. This information is shown in Table A-4 as it relates to the current study area. rIn addition, peak parking demand indices were determined and applied to the various types of land use. The indices included 5 spaces per 1,000 square feet for Retail, 2 spaces per 1,000 square feet for Offices, 0.5 space per 1,000 square feet for Light Industrial, 10 spaces per 1,000 square feet for Restaurants, and 0.6 space per 1,000 square feet for Art Museum. Hence, applying these indices to the projected change in land use listed in Table A=4 resulted in an additional total of 630 spaces of peak demand. The additional peak demand included 435 spaces in McFadden Square, 170 spaces in Bayfront, and 25 spaces in Cannery Village. 11 I 11 I A-7 I r I I 91 I J II TABLE A-4 PROJECTED LAND -USE CHANGE CANNERY VILLAGE/MCFADDEN SQUARE AREA Type Area Use Cannery Retail Village Office Industrial Restaurant Subtotal Bayfront Retail Office Industrial Restaurant Subtotal McFadden Retail Square Office Restaurant Art Museum Subtotal Newport- Retail Balboa Office Restaurant Hotel/Mote Subtotal Study Area (1) TOTAL 1977 1 1995 Gross Floor Gross Floor Area (Sq. Ft.) Area (Sq. Ft.) Change (000) (000) 74.8 69.4 -5.4 52.2 83.3 +31.1 63.8 20.0 -43.8 9.0 9.0 0.0 199.8 181.7 -18.1 40.5 31.5 -9.0 23.0 32.0 +9.0 11.7 5.0 -6.7 17.2 37.3 +20.1 92.4 105.8 +13.4 23.5 90.6 +67.1 4.4 19.0 +14.6 22.0 29.6 +7.6 13.6 0.0 -13.6 63.5 139.2 +75.7 71.4 70.8 -0.4 10.3 10.3 0.0 4.2 4.6 +0.4 13 Rooms 13 Rooms 0.0 85.9 + Hotel 85.7 + Hotel -0.0 Retail 210.2 262.3 +52.1 Office 89.9 144.6 +54.7 Industrial 75.5 25.0 -50.5 Restaurant 52.4 80.5 +28.1 Art Museum 13.6 0.0 -13.6 Hotel/Motel 13 Rms 13 Rms 0.8 454.6 +13 Rms 525.4 +13 Rms +71.6 (1) Study area total represents land use where changes are projected to occur. SOURCE: Wilbur Smith and Associates A-8 9] III I II II .l I it II 91 I I Further, a 2.7 percent average annual growth rate was applied to existing development. This calculated growth plus the peak demand of 630 spaces resulted in a 1995 peak demand estimate of 3,735 spaces. The calculated demand by area is shown in Table A-5. TABLE A-5 PROJECTED PARKING DEMAND - 1995 CANNERY VILLAGE/McFADDEN SQUARE AREA Peak Area Demand Percent Cannery Village 765 20.5 Bayfront 780 20.9 McFadden Square 1,670 44.7 Newport -Balboa 520 13.9 TOTAL 3,735 100.0 NOTE: The forecasted peak demand is based upon the peak period being a Saturday during the summer. SOURCE: Wilbur Smith and Associates FMQ 1 Parking Surpluses and Deficiencies for 1995. Using the previous information, an estimate was made of the 1995 surpluses and deficiencies by applying the forecasted demand to the 1977 adjusted parking supply. This data has been correlated to the tcurrent study area and is summarized in Table A-6. I! I II I I As noted in Table A-61 there is a projected deficiency of 1,440 spaces in the Cannery Village/McFadden Square study area. of particular importance is the identified 163-space deficiency in the Cannery Village subarea. This deficiency is the basis for the proposed parking structure designated in the "Public Improvement Component" section of the Specific Plan for this area. TABLE A-6 BALANCED PARKING SURPLUSES AND DEFICIENCIES - 1995 CANNERY VILLAGE/MCFADDEN SQUARE AREA Adjusted Supply Area Public Private Peak Demand Surplus Deficiency Cannery 218 415 765 -- 163 Village Bayfront 312 118 780 -- 342 McFadden 522 90 1,670 -- 935 Square Newport- 223 333 520 7 -- Balboa TOTAL 1,275 956 31735 7 11440 NOTE: The deficiency figures were derived from the balancing of parking spaces within and outside of the study area. Therefore, the figures do not directly add up. SOURCE: Wilbur Smith and Associates A-10 Ll Parking Demand Based on Current Parking Indices for Specific Plan As stated earlier, the previous parking demand study utilized certain peak demand parking indices for the various types of land use within the study area. However, new peak demand indices have been adopted as a part of the Cannery Village/McFadden Square Specific Plan. These indices include one space per 250 square feet of gross floor area for Retail and Commercial, one space per floor for office, one space per 250 square feet of net area 2,000 square feet of gross floor area and one loading space per 10,000 square feet of gross floor area for Industrial, and one space per 40 square feet of net public area for Restaurants. In order to evaluate the impact of the new parking indices on the previously forecasted 1995 parking demand, another analysis was made of the future land use for the study area. More specifically, the land use for existing development was compared to the Trend Growth projections contained in the Austin -Foust Traffic Analysis. This information is tabulated in Table A-7. ' building The figures for Existing Development represent estimated square footages for each of the land -use categories in this area, while the figures for the Specific Plan represent the potential 1 development in the area based upon the permitted floor area ratio (F.A.R.) of 1.0. 1 I A-11 I TABLE A-7 LAND -USE SUMMARY CANNERY VILLAGE/McFADDEN SQUARE AREA Transi- Cannery tion McFadden Land Use Units Village Area Square Total EXISTING DEVELOPMENT Specialty Sq. Ft. 75,605 0 23,377 98,980 Retail Industrial Sq. Ft. 63,284 21,119 0 84,403 General Sq. Ft. 286,496 53,248 107,162 446,906 Commercial Restaurant Sq. Ft. 26,300 19,600 6,000 51,900 Total Sq. Ft. 451,683 93,967 136,539 682,189 Dwelling DU 72 65 75 212 Units ANTICIPATED DEVELOPMENT UNDER THE SPECIFIC AREA PLAN Trend Growth Restaurant Sq. Ft. 48,043 24,503 91183 81,729 Marine Sq. Ft. 60,535 85,661 0 146,196 Commercial/ Recreational Office Sq. Ft. 165,883 6,802 48,136 220,821 Retail Sq. Ft. 192,403 3,647 25,813 221,863 TOTAL Sq. Ft. 466,864 120,613 83,132 670,609 Second Floor DU 158 6 46 210 Residences Dwelling DU 104 98 ill 313 Units A-12 I ' As noted in Table A-7, the total expected development under Trend Growth of 670,609 square feet is less than that indicated for ' Existing Development, 682,189 square feet. However, the projections under Trend Growth indicate an increase of ' 15,181 square feet for the Cannery Village area when compared to Existing Development. This increase would result in additional peak parking demand for this area. Parking Demand for Existing Development and Trend Growth. Using the information shown in Table A-7, an estimate was made of the ' parking demand for Existing Development and Trend Growth. Since field occupancy studies were not a part of the scope of work, the new parking indices were applied to the total square footage and number of dwelling units associated with each land -use scenario. The results indicated that a total of 4,821 parking spaces would ' be required under Existing Development, while 3,244 spaces would be required for Trend Growth development. The net difference being 289 fewer spaces as a result of Trend Growth projections. ' This total peak demand figure of 1288 more spaces is considerably more than the previously mentioned figure of 630 additional spaces in the 1977 Wilbur Smith and Associates study. The increase in peak demand resulted in 1050 additional spaces in in the Transition area; and 55 Cannery village; 293 more spaces fewer spaces in the McFadden Square area. The composite results are summarized in Table A-8. C� ' A-13 I I 1 I I I P I I I I TABLE A-8 ESTIMATED PARKING DEMAND FOR EXISTING DEVELOPMENT AND TREND GROWTH - CANNERY VILLAGE/McFADDEN SQUARE AREA Area Cannery Village Transition Area McFadden Square TOTAL Parking Demand for Existing Development 2,144 716 673 3,533 Parking Demand for Trend Growth Change 3,193 + 1050 1009 + 293 617 - 55 31244 -1288 For comparison purposes, the Cannery Village area required 2,144 spaces under Existing Development and 3,193 spaces for Trend Growth. Both of these numbers are greater than the peak demand reported in 1977 for the same area. The wide variance in the estimates for parking demand can be attributed to the use of national average parking indices to estimate peak demand as opposed to new occupancy studies. It should be noted that the total 1986 adjusted parking supply for the Cannery Village area is 846 spaces. Hence, it is evident that additional parking spaces are required in this area to satisfy expected demand based on national average parking values. However, should all new development provide the amount of on -site parking required by the specific area plan, the additional demand should be satisfied. One notable exception would be the conversion of existing non -conforming building to a higher intensity use and the payment of in -lieu fees to satisfy the parking requirement. A-14 ' It is important to note the previously mentioned deficiencies for the Cannery Village area do not include the parking deficiencies that have resulted from changes in land use since 1977. For example, a comparison of Tables A-4 and A-7 indicates a net land -use change of approximately 227,590 square feet. This additional land use has increased the parking demand for the study area. Hence, in order to evaluate the current parking ' demand within the study area, new field occupancy studies should be performed. 1 I I n I A-15 CannerySlowl Ma a g Y By John Longwell There has been a con- stant, though never boom- ing interest in redevelop- ing lots in Newport Beach's Cannery Village, according to a city plan- ner But the interest is there Bit by bit the quaint waterfront business sec- tion has seen several new constructions in the last few years, including the Bank of Newport, De- lany's Restaurant and the Cannery Restaurant. Be- fore the Coastal Commis- sion is another proposal to build an office -residential complex. The latest addition, however, is the Lafayette Marine Building. After a year of planning and con- struction, the nine -office complex overhanging the Rhine Channel should op- en at the end of this month. Unlike the Cannery Restaurant which —in keeping with the character. of the village —made a flew building look old, the r. ay,f tte $uilding's own- ei6-took an old building 'apart; nail by naii,`and made it look new. At a distance, thea effecrmo be the same to most, but not to its owner, Ed Ziemer. "Imitation is imita- tion -and real is real" said Ziemer. "The imitation windows don't have all the cracks and splits and wea- �La w „ Last week workers fit late place about 90 small - in dows, all sal- vaapd,frorn a old New- port Marine Engine Yorks building that once ;stdod at 2810 Lafayette ''Ave. - "Almost everything was used," said Ziemer, .down' to the tin roof, ,.wooden boards and iron I bea(hs that, during con- -struction helped support •'.the new 6ulldina's 42 foot ycled a NEW BUILDING, OLD TOUCH —The Paned windows were salvaged from the Lafayette Marine Building in the Cannery Newport Marine Engine Works that used Village is nearing completion. The small- to occupy the space. NewpoAer NNN Nww MrM The New.p_orte-r Mesa News - September 14,j 1978 What didn't go into the building, may go in- side it. Fire extinguishers, bails of wire and marine hardware will be used in the interior decorating. "You couldn't believe all the neat things I found," Ziemer exclaimed, adding _ __ ,_.__ -__-- - that a few things found In-sTeatl laborers were their way into his private i paid to dismantle the Ma - collection. rine Engine Works and "Before I started the I resurrect it in a somewhat project I saw them tear grander structure. down the old Berkshire "Some people Restaurant (now the thought I was crazy," he Warehouse). My• office said. was just across the way and I watched them ruin 18 by 20 inch beams, material you couldn't get today. It almost,made me {i sick. Sure, if I used a bulldozer, I could have, Qone it char." _ I i There were of course, J limits to this madness. ' 1 Most of the structure is new. The sides are pan- neled with barn wood imported from Oregon and i the tin roof was given a copper tinted painting job to make it look weathered. The old wood, for the most . part was used in form work while laying the con-' i I - rt '0C:to _ —'nod o vcv m 4WZ=N C>5°C C-C n'H2 am ccME'Nm �4— 0 LE�N c�a CRyHV`)b COyN~WmUW�mro ,W u l . ,n�roy CCTW•�=w0 f-mw.a mmZ —•CyC M�¢t<.c-EaZmE¢vm•a"imro3Evt:ami- c"oomE•o ��5.�w.L-0 o,ro°'10 o.o �v.Wn .'C+ w�h.W.« ctt�F°�mLb—., EEi. mQQ>v mcy% MLDo3 OAON. W „�W .nZ•c-3a.o«c>ma-z u00E W G u u'c°i.Nnov��t°.� CL ° 70crcavv i c-o U c a—.°— o m m i° now v =ii a 3« �'� •= y ^i 10 v u oo.z, MU 3 c C to V.u>EOd 0F'b�aFL-O ov ON t'�y-0 Q� 1 Z U -0 W U W C O' U W -O -O woo l o M o W n r YCL EEWCp7 jO.0 -i .CGm mO,OW -L a._r0o�o._�—mm ,.._33o.o3ZQ >y~ tYJwm yWcW/ cmW n`io. •E _J�-°y000.0 w-onI oa 00 bE t;'W!_E U moo U p.c5 E Ec U Uy,=G a 'O p'-O X. WoC'OaN aAON WC ci o OW'o °y ,W E :o�w00 �Yrm�wow.m?"UWy3��CL :I"F---ro°wWW ti U —oTn ti c E -� =n 4):E `co 4 3�.� SUEic=>0 a rid°�« wro3�`U{ 00-0 i >. T C_ W d, cicssio 3vis� •£ '°p,ri�c�ma oW .aUn E2'`aa°'U a 1 ; ui « WU � - Y W U C C Z ,0 _ a's to L� L C c U— W U m �•o m mm c'- ++•- � or•.xw W a o m -a yr t—"-O;n E >o W e •p m Wv (/W coovWc- ANros0r+tamiW voCL � °CaZ n=C20�3C m City Council Meeting September 11, 1978 Study Session Agenda Item No. 5(c)l CITY OF NEWPORT BEACH September 5, 1978 TO: City Council FROM: Department of Community Development SUBJECT: Briefing on the Central Newport Bea Needs and Economic Feasibility Stud Wilbur Smith and Associates, and P1 Background Area - "P ommiss The Parking Needs and Economic Feasibility Study of the Central Newport Beach Area" was authorized by the City Council on August 22, 1977. The study was divided into two phases: Phase I'- Parking Needs (completed December 1977); Phase II - Economic Feasibility (completed May 1978). The parking study area included all commercial and some residential property between the Arches Bridge and 19th Street in the Central New- port Beach area. PHASE I Phase I of the parking study involved the review of the existing parking inventory and the evaluation of existing parker demand cha-racteristics such as origin, purpose, location, destination, walking distance and duration. Based on future land use and economic growth projections, future parking demand characteristics were determined. The Phase I report indicated immediate and long-range parking needs by the indi- cation of parking space deficiencies and surpluses on a block -by -block basis. The number and location of new spaces required to meet present parking deficiencies, as well as additional spaces to meet future needs, were described. PHASE II Phase II of the parking study involved the evaluation of alternative parking programs to overcome existing and future parking deficiencies. Within this evaluation process, alternative sites were selected for possible parking development and analysis.in terms of function and operational characteristics. In January 1978, the Planning Commission selected a parking program alternative that was recommended to it by the study consultant and the Central Newport Parking Committee. This parking program was subsequently tested for economic feasibility. The results of the financial feasibility tests were presented at public hearing before the Planning Commission in June 1978. Additional hear- ings were held in August 1978. TO: City Council - 2. PARKING PROGRAM The parking program combines strategies intended to provide a parking supply sufficient to satisfy projected parking demands, to effect an overall reduction in traffic circulation (especially in residential areas), to improve short-term parker accessibility to the parking supply and to allow development growth while minimizing transportation, land use and environmental impacts. The achievement of these basic goals would be accomplished through stringent parking management strategies, which include pricing strategies, parking restrictions and parking en- forcement. The key elements of the parking program include the follow- ing: Peripheral Parking: The parking program includes a peripheral parking facility to be located on CALTRANS property on Coast Highway between Superior Avenue and Newport Boulevard. This facility would be capable of accommodating 800 parking spaces and would be geared toward serving long-term parking needs of employees within the Central Newport area. Shuttle Bus Service: Connection between the peripheral park- ing facility and Central Newport Beach would be provided by an OCTD shuttle bus. Curb Parking: In order to fortify and enhance the potential for success of other parking programs, parking rate increases would be affected in the study area. Additionally, meters would be installed in commercial areas currently having unmetered curb spaces. Off -Street Parking Operations: Recommendations for off-street parking facilities include price increases, conversion to pay - attendant lots and increasing hours of collection. Meter Revenue Collection: All revenues derived from all parking meters within the study area would be placed in a Central Newport Beach Parking Fund. Parking Fines: Parking fines emanating from Central Newport Beach parking violations would be placed in a Central Newport Beach Parking Fund. Parking Validation Commercial Areas: In order to offset parking price increases and encourage economic growth, parking validation in commercial areas is proposed. Income received from the validation program would be used in coverage of operating and development costs of existing and proposed parking facilities. Residential Permit Program: This measure would be implemented in the residential neighborhoods in the study area. It involves posting of one hour parking restrictions for non-residents of each street. Residents having insufficient off-street parking could purchase permits which would allow them to park beyond posted limits. TO: City Council - 3. FINANCIAL FEASIBILITY The parking program outline was analyzed in terms of its overall finan- cial feasibility and a report was presented to the Planning Commission in June 1978. The consultant's report indicates that the parking program is economically feasible. Two "Supplemental Information Reports" dated May and August 1978 were prepared by the study consultant and staff, which answered questions raised at the Planning Commission public hearings on the parking program (copy attached). PLANNING COMMISSION SUGGESTED CHANGES TO THE CONSULTANT'S PROGRAM Municipal Parking Authority: The Planning Commission did not recommend that the City Council form a Municipal Parking Authority that would have the responsibility for implementing the parking program as was suggested by Wilbur Smith and Associates. Provision of Additional Parking Supply: The Planning Commission also did not recommend the construction of three combination com- mercial parking structures within the study area (1360 total spaces) and additional peripheral parking (400 spaces) after 1985. PLANNING COMMISSION RECOMMENDATION At its meeting of August 17, 1978, the Planning Commission conducted the last of a series of public hearings and recommended to the City Council that a parking program for the Central Newport Beach Area be established, including the following elements: 1) Coordination, design, and development of the test periph- eral parking facility and shuttle bus system with OCTD, using vacant CALTRANS property. a) Peripheral Parking A peripheral parking facility capable of accommo- dating 800 parking spaces is recommended. This facility is to be located on the CALTRANS-owned parcel on the West Coast Highway between Superior Avenue and Newport Boulevard. The peripheral parking facility would serve the long-term needs of Central Newport Beach employees and beachgoers having,trip origins external to the peninsula. To encourage the program's success, and to allow coverage of development and operating costs, a parking rate of eighty cents per day is proposed. b) Shuttle Bus Service Connection b.etween the peripheral parking facility and Central Newport Beach would be provided by an TO: City Council - 4. OCTD shuttle bus. Under this program, all bus lines currently serving the peninsula would converge at the peripheral lot with all but three lines terminating at the peripheral lot. 2) Alteration of existing parking operations and policies, including parking rate increases, meter installation and removal, off-street parking operations, meter collection procedures, and parking fine disposition. a) Curb Parking In order to fortify and enhance the potential for success of other parking programs, parking rate increases in the study area are recommended. All curb meter rates would be increased to twenty-five cents per hour with the exception of the channeli- zation islands on Balboa Boulevard between 19th and 21st Streets. At this latter location, the current rate structure of fifty cents per hour during the summer season would prevail all year. Additionally, meters would be installed in com- mercial areas currently having curb unmetered spaces. These locations include 'the following: LaFayette Avenue - 42 spaces Villa Way - 30 spaces 32nd Street between LaFayette Avenue and Newport Boulevard - 9 spaces 32nd Street, eastside, beside Newport and Balboa Boulevards - 22 spaces 31st Street, in Cannery Village - 47 spaces 30th Street, in Cannery Village - 31 spaces 29th Street, in Cannery Village - 31 spaces 28th Street in Cannery Village - 17 spaces Newport Boulevard, between 30th and 32nd Streets - 2 spaces 26th Street in Bayfront - 6 spaces 21st Street, westside - 14 spaces Lido Park Drive - 15 spaces Overall a total of 269 meters are recommended for installation. Hours of meter operation presently terminate at 5:00 or 6:00 P.M. Because of the significant evening activity in the Bayfront and McFadden Square subareas, it is recommended that hours of meter operation be extended to 10:00 P.M. or Midnight. TO: City Council - 5. b) Off -Street Parking Operation Recommendations for off-street parking facilities include price increases, as well as alterations in parking operations. The metered off-street parking facilities in the Via Lido and Newport - Balboa subareas would have a rate structure of twenty-five cents per hour. The three metered lots in the McFadden Square subarea would be converted to pay -attendant lots. The summer season rate structure would be two -tiered at fifty cents per hour for parkers less than three hours, and $1.00 per hour for parkers three hours or more. During the non -summer season, parking rates would be twenty-five cents per hour. c) Meter Revenue Collection It is recommended that revenues derived from all meters in the study area be placed in a Central Newport Beach Parking Fund. This would entail separate meter collection and accounting procedures. d) Disposition of Parking Fines It is recommended that parking fines emanating from Central Newport Beach parking violations be segregated from the City's Traffic Safety Fund. This can be readily accomplished by printing separate parking citations which identify the location of parking violation as Central New- port Beach. 3) Establishing administrative procedures for the parking validation program in commercial areas for existing and future City -owned facilities. a) Parking Validation in Commercial Areas To offset parking price increases and to encourage economic growth, parking validation in commercial areas is recommended. In terms of existing public facilities, validation would be applied to the three public lots located in McFadden Square. Administration of the validation program for existing and future City -owned facilities would be handled by the City. The City would print validation stamps and sell them -to commercial enterprises expecting customer usage of City - owned parking facilities. Validation stamps would be sold at a sixty percent discount rate. Income received from the validation program would be used in the coverage of operating and development costs of existing and proposed park- ing facilities. TO: City Council - 6. 4) The implementation of the Residential Parking Permit Program. a) Residential Permit Program This measure would be implemented in the resi- dential subareas of Oceanfront, Residential "A", and Residential "B", as well as the north side of Balboa Boulevard between 28th and 32nd Streets, 19th and 20th, east side of 21st Street, and Court Avenue. Its implementation includes the posting of a one hour time limit during the period of 8:00 A.M. to 5:00 P.M. Residents not having sufficient off-street parking would be allowed to purchase annual curb parking stickers that would permit them to park in their area beyond the posted time limitation. Proof of residence and car registration would be required. Stickers would identify the license number of the authorized vehicle and the neighborhood for which the permit is applicable. An annual permit fee of $10 per vehicle would be used to offset administrative and enforcement charges. An analysis of the Parking Program is provided in the draft report "Parking Program Feasibility - Central Newport Beach Parking Study March 10, 1978 prepared by Wilbur Smith and Associates (Attachment No. 4). CONSULTANT RESPONSE TO PLANNING COMMISSION RECOMMENDATION A letter from Wilbur Smith and Associates, dated September 1, 1978, (copy attached), assesses the long-term impact of adopting only those four portions of the consultant's program which were recom- mended by the Planning Commission. The consultant concludes that implementing only that portion of the parking program recommended by the Planning Commission would result in near term improvements in parking problems, but eventually serious parking shortages would be experienced in the Cannery Village Area. RESPONSE FROM ORANGE COUNTY TRANSIT DISTRICT A recent letter from OCTD (copy attached) indicates that it would not be feasible to redirect all incoming bus lines to a peripheral parking lot, with shuttle service. OCTD also pointed out that shortages of revenue would not allow its participation in running a shuttle service. Respectfully submitted, DEPARTMENT OF COMMUNITY DEVELOPMENT R. V. HOGAN, Director By du FRED TALARICO Senior Planner FT/kk 11 1 1 TO: City Council - 7. Attachments for City Council Only: 1) Draft - "Parking Study - Central Newport Beach" - November 1977 2) Wilbur Smith & Associates report - December 6, 1977 3) Wilbur Smith & Associates report - December 22, 1977 4) Draft Report - "Parking Program Feasibility - Central Newport Beach Parking Study - March 10, 1978. 5) Planning Commission Staff Report - August 3, 1978 6) Wilbur Smith & Associates letter - September 1, 1978 7) Orange County Transit District letter - September 1, 1978 City Council Meeting September 11, 1978 Agenda Item No. D-9 CITY OF NEWPORT BEACH September 5, 1978 TO: City Council FROM: Department of Community Development SUBJECT: Planning Commission recommendation Needs and Economic Feasibility Stud raI Newport Beach Area prepare ur Smith and Associates. Suggested Action on "Parking v of the If desired, set for public hearing on September 25, 1978. Planning Commission Recommendation At its meeting of August 17, 1978, the Planning Commission conducted the last of a series of public hearings on the Central Newport Beach Parking Study, and recommended to the City Council that a parking program be established including the following elements: 1) Coordination, design, and development of the test peripheral parking facility and shuttle bus system with OCTD, using vacant CALTRANS property. 2) Alteration of existing parking operations and policies, including parking rate increases, meter installation and removal, off-street parking operations, meter collection procedures, and parking fine disposition. 3) Establishing administrative procedures for the parking validation program in commercial areas for existing and future City -owned facilities. 4) The implementation of the Residential Parking Permit Program. Background information and supporting documents will be forwarded at the time of the public hearing. Consultant reports were transmitted as part of the Council's Study Session agenda. Respectfully submitted, DEPARTMENT PF COM UNITY DEVELOPMENT R. V. HOGA D r or By enior anner FT/kk G .'ENT CHANGE from yawl to sloop rig on Baldwin M. Baldwin's 72-foot 0US seems to have been the right thing to do since she scored a first in San Clemente Island and Ship Rock races. She is shown here in NHYC's Day race where she covered the 18%-mile course in less than two hours ad saving her time on arch rival KIALOA 11 by less than one second. sel-Campbell owned LEGEND of VYC won Class "A" on corrected time LOA II and AUDACIOUS in second and third for the host club. �" ---.,% $- mom.,� '&I f P IV A THER BOAT -FOR -BOAT battle was that of NHYC Vice -Commodore Bing ;on's re -rigged Honolulu entry GLORY (changed from a yawl to a sloop) and Morgan's HOLIDAY, also of the host club who finished within 8 seconds of other with HOLIDAY taking a second place in Class "C" on corrected time ;LORY third. Tom Wilder's MALOBI made it a clean sweep in this class by Sing first as well as taking a third overall in NHYC's Opener Race. ING IN THE P.H.R.F. division of Newport Harbor YC's Opener Race was in Farwell's great (and MOST comfortable) motor sailer KAWAMEE of the club which finished a solid second in the class behind Whitney Collins' RECHAUN of LBYC. YACH7LNG E.NE SC A SEA OF DRESS FLAGS towered over the boats gathered at NHYC's docks for the formal season opening ceremonies as members and guests assembled to meet and greet the 1965 officers, the staff -commodores, and have that "once -a -year" chance to view and visit NHYC's racing and cruising fleet. °f�"eliil°'el`- nvMdNe rfi� +�... EARL CORKETT, owner of the 1963 Honolulu Race winner ISLANDER (moored at left) climbs the ramp to receive his Inspection Trophy for best owner -maintained yacht under 40-feet. Mr. Corkett, with a vast background in ocean racing, is a staunch supporter of the "new look" in sailing be it young skippers or new -type boats since NIIYC has several1°Corkett Perpetuals" which add incentive for both small and intermediate boat racing. PHOTOGRAPHY BY NEAL AND JACQUIE BECKNER TOP ROW (from left): Jack Marsh, Richard Tesser; middle row, Aubrey Bouck and Joseph Skufca; belo Burnett F. Atkinson. Ak CHAMBER MUSIC FINALE MATbri 23 ALLEGRO CON BRIO (lively lliance) is descriptive of the finale concert of the Orange County Philharmonic Society's Chamber Music series to be presented Sunday, May 23, at 4 P.M. in the Corona del Mar High School Little Theater. Presenting a wide range of repertoire, the Paramount Woodwind Quintet will offer selections from J. S. Bach, Praeludium-Fuga D{; Blaserquintet Es-Dur, op 88, No. 2 by Anton Reicha; Three Shanties by Malcolm Arnold; Samuel Barber's Summer Music op 31; Folk songs from Peru and Temas de Guia Pratice by Villa Lobos. Flutist and quintet leader, Burnett F. Atkinson, .pupil of William Kincaid and graduate of Eastman School of Music and Curtis Institute was formerly with the Philadelphia Symphony for 10 years and principal flute with the Minneapolis Symphony. Joseph Skufoa, Oboe, was formerly with the Minne- apolis Symphony and manager of the San Francisco Ballet Orchestra. Richard Lesser, Clarinet, also graduate of Curtis, toured with the Ballet Russe de Monte Carlo and Na- tional Ballet of Canada. He is a member of the Ojai Festival Orchestra. Aubrey Bouck, French Horn, Eastman graduate, played First Horn for the New York National Orchestra Association and is a Temianka Chamber Symphony member. Jack Marsh, Bassoon, was formerly with the Kansas City Philharmonic Orchestra and the Los Angeles Philharmonic and Hollywood Bowl Orchestra. All are presently recording artists with the major motionpicture and television studios. The Philharmonic Society office at 201 W. Coast Highway, Newport Beach has tickets available at $2.50 GOULD MUSIC CO. HOME OF CONN ORGAN AND SHOWROOM FOR AMERICA'S MOST BEAUTIFUL PIANOS ZQP COMPLETE SELECTION LVD NEWANDUSED COSTA MESA, CALIF PHONE: 646-1679 MONDAY & FRIDAY'TIL 9 P.M. GO DOWN TO THE SEA IN THE BO�SHU Men's, Women's and Childrep's in white, navy, faded blue. 6.95 MARKET UPPERDECK 673-6360 Cinderella Guild Sponsors Benefit BY MR$. )AQK H. URMS THE LUSTY AROMA of open barbeque mixed with sounds of gaiety and guitars will greet more than 500 guests at the second annual Western Bar-B-Que and Dance, May 22, sponsored by the Cinderella Guild of Newport Beach. All proceeds will go to Childrens Hos- pital of Orange County. Setting for the occasion is the historic Bommer Canyon, the rarely visited and colorfully secluded site on the sprawling 100 year-old'Irvine Ranch that still retains the aura and authenticity of early California Ranchero days. Part of the past is still present in the Canyon where cattle grazing and branding still go on at the hard working Irvine Ranch. Mrs. Donald McHone, president of the Childrens Hospital Cinderella Guild, announced that Mrs. George Holstein III and Mrs'. Walter Cruftenden Jr., are co- chairmen for the western styled festivity, where at - tenders will don colorful attire befitting the mood so aptly created by the checkered napkin invitations and the promise of sizzling steak and romantic dancing to the sounds of the Woody Isbell Quintet. OTHER VOLUNTEER guild members assisting on the committee are Mrs. Jack Richardson and Mrs. John Parker, decorations; Mrs. Thomas Ballard, refresh- ments; Mrs. Walter Cruttenden Jr., food; Mrs. Roland Lagerlof, music; Mrs. Jack H. Adams, publicity; Mrs. Edward Montgomery, reservations, and Miss Alice Walter, invitations. All in all, the Cinderella's fund raising fiesta of fun promises to be one of the social high lights of the year, and for one of the most vital worthwhile causes in the county —Children Hospital. Treat yourself to all the beauty of a new eye - level range, plus all the pleasures of cooking with gas —including the most advanced auto- matic control ever developed, Programmed Cooking. How does Programmed Cooking work? It cooks your food the length of time you want it to, then turns your oven down to a low. temperature to keep your meal piping -hot for hours, with -no further cooking. But these new eye -levels don't stop with Pro- grammed Cooking. You also get automatic rotisseries, top burners -with -brains, auto- matic timers, and automatic meat thermom- eters. Plus a bright new built-in look, with simple slide -in installation. Plus your choice of colors. Any combination of features. Best of all, they're all gas. Only gas gives you instant -on, instant -off heat. Only gas gives you smokeless, closed -door broiling. Your kitchen stays cooler, cleaner. By choosing gas, you may save yourself as much as $150 on installation costs alone. That'll buy a lot of steaks to broil with that live flame! Your appliance dealer is waiting to show you these new eye -level show-offs. Now. See these great gas ranges: Caloric • Gaffers & Sattler • Hardwick • Magic Chef • Modern Maid • O'Keefe & Merritt • RCA Whirlpool • Roper • Suburban • Tappan • Waste King Universal • Wedgewood Since opening in October 1964 the hospital, located in Orange, has broken all records in the care of child- ren. From the standpoint of numbers of children cared for, it has the highest census rate of any childrens' hospital ever (sometimes an average of 99% occupancy) and the quality of care is the finest available anywhere in specialized pediatric centers. THERE ARE MANY reasons why this is true, but primarily it is due to one of the most imaginative team work approaches to the care of children ever devised. Childrens Hospital is adjoined to the St. Joseph Hos- pital so that ancillary and emergency facilities are common between the two hospitals. The administration of St. Joseph Hospital is con- tracted by the Childrens Hospital Board to administer Childrens Hospital. The savings of initial capital in- vestments, and the efficiency gained in the operation, have proved to be a great asset to patients and the community in terms of remarkable patient care and the best economy of any Childrens Hospital operation. Children from birth to 17 years of age are eligible for care, regardless of race, creed, color, religion, or economic status. Besides care for private patients, the hospital alsc provides care for part -pay patients as well, which can only continue with financial support from contributions and funding events such as the Cinderella Bar-B-Que. Because of the tremendous demand for the hospital's services, plans are nearing to expand the present facil- ity from 62 beds to more than 100, hopefully by Spring of 1966. i 111R.".110 Elm, u � 1 i OptANCFO - 40� 0 z A S ©SOUTHERN COUNTIES GAS COMPANY IEWPORTER 0 WEEK ENDING MAY 28, 1965 THE NEWPORTER 0 WEFK FNnING MAY 9F 1..5 PERSPECTIVE OF "LAFAYETTE SQUARE".., looking north from 28th Street and Newport Boulevard to the Bay. Numbered identification of area landmarks: (1) Newport Boulevard; (2) Newport Beach City Hall; (3) Richard's Market; (4) Newport Balboa Savings & Loan; (5) entrance to Lido Isle; (6) Lafayette Street; (7) 28th Street; (8) Karam's Restaurant Building; (9) THE NEWPORTER PUBLISHING COMPANY office building. ELEVATION OF THE 10-STORY, 138-room hotel, site of which is the corner of Newport Boulevard and 281h Street, with plans calling for extensive underground parking, plus sweeping views of ocean, bay and coastline. LAFAYETrTE SQUAREJ ... A New Look !For Newport BY PAUL M71YNZIRD NEWPORT BEACH MAY BE on the threshold of a new concept in redevelopment through private enter- prise, perhaps providing our own answer to ever- increasing pressures of relying on federal government! It is the result of a plan for redeveloping a large area in the heart of Newport Beach —approximately 15 acres bounded by Newport Boulevard, 32nd Street, Lafayette Avenue and 28th Street. Due to the strategic location, the acquisition will rank it with the highest cost land area in Southern California, exceeding the cost -per -acre of Century City and Bunker Hill in Los Angeles. The area that has been under intensive study for the past 19 months has been named "Lafayette Square" by Richard Jay Smith/Associates, who have prepared the comprehensive master plan and architectural de- sign. Alice Findley, resident manager of the Newport Beach office of Lyons, Bandel & Bryant, certified public accountants, has prepared cost studies and income projections for the development. The entire plan will be presented to the approxi- mately 81 property owners (representing 129 parcels of land, mostly 30x90 feet) at a meeting to be held at the Newport Beach City Hall on Tuesday evening, May 25, at 7:30. Miss Findley and Mr. Smith have prepared a 26-page presentation which has been distributed to the property owners and potential investors, and they told THE NEWPORTER that property owners control- ling a majority of the 129 parcels involved have signed letters of approval of the plan. They will present per- tinent financial data at the May 25 meeting. ASKED WHAT PROMPTED the ambitious undertak- ing —certainly the most comprehensive and exciting concept of urban improvement of Newport Beach in many years —Smith, a building designer who lives on Lido Isle, told THE NEWPORTFR: "It'slike the mountain climber's answer... 'because it's there'." He then outlined the sweeping plan in considerable detail for THE NEWPORTER: "We began our studies along modest lines of clean- ing up the area block by block with row type town- houses. In early consultations with the Newport Beach Planning Commission we were told that rezoning in the area would require grouping of lots under single own- ership, perhaps in whole blocks. An answer was needed as to how this could be accomplished. Bringing in out- side land developers seemed obvious but,.perhaps a new concept would be more successful. Forming a development corporation of existing owners, supple- mented where necessary -by local investors. "The high cost of acquisition shaped oar thinking — of land use and as each succeeding plan was evolved, it became more apparent that a total concept for the area was needed calling for abandonment of existing streets and alleys, and creating a new pattern to pro- vide maximum land use and consequently maximum financial return to the owners. A townhouse apartment or a typical one level shopping center use became questionable due to land costs. "It was out of this analysis that the unique ap- proach to Lafayette Square was born— a combination of commercial and residential uses in a compatible relation. We studied the factors that made American and European urban centers charming, attractive and stimulating both for shopping and living. The goal was to create this atmosphere with a theatre, restaurants, exclusive shops surrounding landscaped malls, in short to distill the best lessons of the past improved with the latest land use thinking. "As the seven buildings containing shops with four floors of apartments are similar in plan, a decision was made not to treat them as contemporary blocks with continuous rigid lines of balconies, but as groups of vertical buildings such as one would find in a village. The facades are ever changing with varying treatments of windows, balconies, shutters, rooflines and construc- tion materials. "The shop fronts would likewise be treated indi- vidually and the whole concept scaled to satisfy the the human element, to fascinate and delight the pedes- trian. Paving, awnings and landscaping would not be dogmatic interpretations of the past but stylized ver- sions to recall the atmosphere found in Paris, Rome, Madrid and New York. "As Karam's Restaurant is perhaps one of the most attractive buildings in the existing area, it became the nucleus around which to plan, the 'Sacred Cow,' so to speak. It was decided that the theatre should form a hub for night time activity with three additional restaurants. 11It is hoped that the theatre will become a center for music and the performing arts of an intimate size of 800 seats. A projection booth would be included for film showings. "A 138-room hotel faces the 281h Street entrance to the project. The lower floor will contain the lobby, travel agency, men and women's health studios and barber shop and beauty salon. In the sunken court will be a pool and coffee shop. The top floor will serve as night club for dining and dancing with luxurious pent- house suites at the very top of the building. "PARKING, A MOST VITAL element of the plan, is kept from intruding into the pedestrian malls by being on the perimeter. This design functions well in serv- ing the shops with apartments above. To minimize ground coverage, two levels were provided with ramps to the lower level, three to four feet below existing grade. "This level serves as covered parking for resi- dents with convenient entrances to elevators to apart- ments and also as storage, mechanical and stock room space. Ramps up five feet to the upper or main level provide open air parking for shoppers. Material exca- vated from lower parking and basement areas will be used for filling the interior mall areas. "Lafayette Square will contain two well known qual- ity retailers and as many as seventy small specialty shops. The variety of services and merchandise will rival what one would expect to find in a complete vil- lage and arranged in logical sequence starting with hardware, household goods, furniture, decorative arts, wallpapers and paints, antiques, decorators studios and art galleries adjacent to the theatre -restaurant complex, then gourmet foods, delicatessen, liquors, drugs, candy and bakery and gifts, stationery, photo- graphy and art supplies, cleaning and shoe repair, toys and books, all facing the parking for the one stop shopper. Clothing and shoes and other specialties will be found on the mall side for the more leisurely shopper. "The office tower, being the tallest structure, is placed on the most prominent corner of 32nd and New- port Boulevard and separated from the residential and shopping area by its self-contained parking and result- ant low level open space. The parking is adjacent to and wouldsupplement the nighttime requirements of the theatre -restaurant complex. - Richard Jay Smith ..It's His Plan THE MAN WHO created the master plan for "Lafay- ette Square" is Richard Jay Smith, who lives on Lido Isle and has maintained his own office in Newport Beach for five years, and has designed homes in Laguna Niguel, Irvine Cove, Cameo Shores, Lido Isle, Huntington Harbor and Dover Shores... plus commercial buildings in the Lido Shopping Center and in other areas of Southern California. A graduate of Ohio University, with degree BFA PAA Major in Architectural Design, he enlisted in the Amy Air Corps in 1942 after completing his school- ing, and began his experience in architecture following his discharge in November, 1945. He has worked on a variety of major projects in the offices of Rowland H. Crawford, Douglas Honnold, Victor Gruen & Associates, Barondon Corporation, Raphael Soriano, A. Ouincy Jones, Pereira & Luck - man and Philmer J. Ellerbroek. Major projects have included such as Romanoff's Restaurant, Rancho Santa Anita Shopping Center, Milliron's Westchester, Mach's Kansas City, Donovan & Seaman's Jewelry, Master Plan for Edwards AFB in Palmdale, CBS TV City, Urban Redevelopment of Na- tional City, Camp Pendleton Marine Barracks, New- port Elementary School, and residences for such prom- inent people as Leonard K. Firestone, Ray Milland, Milton Bren, Jody Hutchinson, Bob Waterfield. Mr. Smith's work has been published in Arts & Architecture, Interiors, Sunset, Building Design and other magazines and publications. LAND USE PLAN OF "LAFAYETTE SQUARE" TYPICAL "LAFAYETTE SQUARE" townhouse apartments, with retail shops at first level. There are seven buildings planned for the 15-acre mid -Newport devel- opment, similar to this sketch with varying elevations. Underground parking is provided for residents as well as surface parking. ELEVATION OF OFFICE TOWER BUILDING facing Newport Boulevard. 01 RICHARD JAY SMITH / ASSOCIATES a f uy BUILDING DESIGNER AND ASSOCIATED STRUCTURAL AND MECHANICAL ENGINEERS 503 THIRTY SECOND STREET NEWPORT BEACH, CALIFORNIA TELEPHONE 673-7400 May 19y 1965: Mr: Jerry Drawdy Newport -Beach Planning Department Newport Beach, California Dear Mr. Drawdys I am writing to set forth questions of vital concern to the implementation of a proposed Master Plan for an area in Newport Beach. The area is bound'dd). by 32nd Street, Lafayette Avenue, 28th Street and Newport Boulevard: and t;w, to be known as Lafayette Square. We now have more than a majority of property owners in agreement with our - concept and have scheduled a meeting of all property owners to be held in the Council Chambers Tuesday 7s30 PM May 25, 1965, We anticipate that after -a detailed explanation to gain unamamous consent. We have been aware of the fact that until grouping -of the various properties into one parcel has been accomplished that we could not ask the City to take formal action. However there are a series of questions we antioipatm will be asked at the meeting. We are asking the following questions on the, assumption that the assembling of properties has been accomplished. 1. As the plan is total in nature providing access and p arking to sustain, its density, we are asking for abandonment of all streets and alleys within the project. Can you give us approximate time to initiate and accomplish this from date that all property is one parcel? •2. As we have worked and consulted with the Planning Department since the beginning of our concept, the desireability of widening 32nd Street as the major access to Lido Isle and widening Lafayette have been included in our plan. It was suggested in the course of these meetings that a petition for - the widening of these streets could be requested by the owners of Lafayettw Square by virtue of being a majority of owners in the area affected. Finanov- ing would be on a long term improvement bond, shared by adjacent property owners. Is this concept correct and if so, what time limits should be, allowed? 3. As the acquisition of the property is running approximately $4009000.00 per acre, an intense development was called for to justify this oost. A new concept for Newport Beach was the result. This dovetailed with the City's new concept in zoning ieferred to as Planned Development. Can you estimate the time required for adoption of this zoning? 4 C. - It.. M gNgLAt^ r. 11 RICHARD JAY SMITH / ASSOCIATES BUILDING DESIGFNER AND ASSOCIATED STRUCTURAL AND MECHANICAL ENGINEERS 503 THIRTY SECOND STREET NEWPORT BEACH, CALIFORNIA TELEPHONE 678-7400 4. After reading these questions do you feel that various aspects can be, initiated simultaneously and if sog what total length of time should be, allowed for action of the various departments involved? The owners will want some idea even if qualified as an estimate onlyp of time involved between their agreement and beginning of construction phases of the development. If you shhuld'desire me to appear to answer any questions please, contact me, "rely, chard Jay Smi Richard Jay Smit Ass iates • 40 LAFAYETTE SQUARE CONTENTS Proposals for City approval Financial interest Introduction Accountants' letter Exhibit Existing parcels A Plot plan B Cost breakdown and income projections C Cash flow and investment required assuming no secondary financing D Appraisal approach _ ,W _ E LYONS, !ANGEL s BRYANT *ICHARD JAY SMITH / ASSOCIATES BUILDING DESIGNER AND ASSOCIATED STRUCTURAL AND MECHANICAL ENGINEERS 503 THIRTY SECOND STREET NEWPORT BEACH, CALIFORNIA TELEPHONE 673-7400 is September 27; 1965 LAFAYETTE SQUARE PROPOSALS FOR CITY APPROVAL Lafayette Square is a commercial and residential, develop- ment adjacent to the Newport Beach City Hall, bounded by Newport Boulevard on the west, 32nd Street on the north, Lafayette Avenue on the east and 28th Street on'the south. I,. The development was planned to coincide with the City's master plan of widening 28th Street, ,Lafayette Avenue and 32nd Street. As the widening of these streets will benefit adjac- ent areas, how can this be accomplished? The expense of the right= of -way will be approximately 1.5 million dollars and is not in- cluded in our land acquisition cost. Our schedule calls for this to be accomplished by May of 1968. II. Our proposed method of accomplishing the conversion to acreage and vacation of streets and alleys is as follows: A. Development will proceed -in three phases: - 1 - 1. Phase I - Office tower, bank and stock brokerage with adjacent parking structure. Construction is scheduled to start by May of 1966. Abandonment of 31st Street from Newport Boulevard to the easterly boundary of Phase I is required by this time. A north -south access street will be in- cluded to serve 31st Street. 2. Phase II - Department store, three buildings with specialty shops and four floors of town house apartments, two additional restaurants, surrounding the existing Karam's building. Abandonment of the balance of 31st Street to Lafayette Avenue and • Villa Way from 30th Street to 32nd Street should be accomplished by August of 1967. 3. Phase III - Hotel, four buildings with spec- ialty shops and four floors of town house apartments, two restaur- ants and an 800-seat theatre for live productions. Abandonment of Villa Way from 30th Street to 28th Street, abandonment of 30th Street and 29th Street from Newport Boulevard to Lafayette Avenue should be accomplished by February of 1968. January 1966. • B. We will control the ownership of all land by 0 2 - E C. We will file under the Re -Subdivision Map Act and ask for conversion of land.to acreage and vacation of interior streets and alleys by phases as scheduled above. III. Our civil engineer, Don Simpson, states there are no major problems with the relocation of utilities and this will be done at our expense. Engineering drawings will be submitted for new utility lines required. Installation and approval will precede request for abandonment of existing easements which should be accomplished by May of 1966. • IV. Existing zoning is C-1,C-2 and M-1. We will require zoning to permit proposed development. Our schedule calls for this to be accomplished'by May of 1966 for Phase I; by'August of 1967 for Phase II; and by February of 1968 for Phase III. For summation we are asking for guide lines within which to work to accomplish our objectives and authorization for continued cooperation of the City staff. We have included here a study of our development showing our projected costs and income and a preliminary•letter of interest from the Sanderson Mortgage Company for financing of the project. Incorporation of the principals involved in the development will • commence immediately and be completed within the next six months. - 3 - HOLLYWOOD 6.5823 • HOLLYWOOD 6.6460 AMOS A. SANDERSON MORTGAGE COMPANY • REAL ESTATE FINANCING Lyons, Bandel & Bryant Certified Public Accountants 3444 Via Oporto, Suite A Newport Beach, California 1777 VINE STREET SUITE, 410 HOLLYWOOD. CALIFORNIA September 24, 1965 Re: Lafayette Square Located between Lafayette Avenue and Newport Blvd. South of 32nd Street, Newport Beach, Calif. Gentlemen: After review of your proposed project pertaining to the above referenced property, and discussing it with several of our Eastern lenders, we feel confident that sufficient financing can be available if the following points are accomplished: • 1. Documentation of the project's feasibility 2. Sufficient support from the community 3. Approval of the local government body When the above have been accomplished and the project is ready for development, please do not hesitate to call for our financial assistance. JSS:pm 0 Very truly yours, SANDERSON MORTGAGE COMPANY Jerome S. Sipher Loan Analyst f aICHARD JAY SMITH / ASSOCIATES BUILDING DESIGNER AND ASSOCIATED STRUCTURAL AND MECHANICAL ENGINEERS 503 THIRTY SECOND STREET NEWPORT BEACH, CALIFORNIA TELEPHONE 673-7400 August 31, 1965 The following pages describe LAFAYETTE SQUARE - a 15 acre real estate development in the heart of Newport Beach, California. LAFAYETTE SQUARE is a combination of commercial and residential use, allowing a high density and creating an atmosphere reminiscent of American and European urban centers. Apartments, a theatre, restau- rants and exclusive shops, with pedestrian, landscaped malls distill the best from lessons of the past improved with the latest land use thinking. • As the seven buildings containing shops with four floors of apartments are similar in plan, a decision was made'not to treat them as contemporary blocks with continuous rigid lines of balconies, but as groups of buildings such as one would find in urban develop- ments, where the facades are ever changing with varying treatments of windows,balconies, shutters, roof lines and construction materia- ls. The shop fronts themselves will also vary and the whole concept is scaled to satisfy the human element, to fascinate and delight the pedestrian. Paving, awnings and landscaping will not -he --dogmatic interpretations of the past but stylized versions to recall the atmosphere found in Paris, Rome, Madrid and New York. The master plan includes a hotel and multi -story office tower with a bank and stock broker at its base. The office tower is separated from the pedestrian, shopping and residential area by its self-contained parking garage which will also serve the night- time requirements of the theatre -restaurant complex; , • August 31, 1965 Parking, a most vital -element of the plan, is kept from intruding into the pedestrian malls by being on the perimeter. This design functions well in serving the shops with apartments above. To minimize ground coverage, two levels were designed with ramps to the lower level, three to four feet below existing grade. This level serves as covered parking for residents with convenient entrances to elevators to apartments and also as storage, mechani- cal and stock room space. Ramps up four or five feet to the upper or main level provide open air parking for shoppers. Material excavated from lower parking and basement areas will be used for filling the interior mall areas. The plan will be implemented by forming a corporation of existing land owners who will exchange their land for stock in the corporation at a pre -determined value. Negotiations are in progress with tenants for the office tower and commercial areas Their requirements will wield an influence on the final plan. • The development will proceed in three phases - the office tower being the first phase. Conferences have been initiated with the City Planning Commission and the utility companies for con- version of parcels to acreage, abandonment of streets and alleys and relocation of existing utility facilities. LAFAYETTE SQUARE will be adjacent to the Lido Shops, will serve Balboa, Newport, Lido Isle, the soon -to -be -developed Lido Peninsula, and will itself house 256 families. In addition it will serve as a resort center for the thousands of families who visit the beach area during the season. All facilities which one would find in a village will be available both for daytime shopping and nightime entertainment. r1 n LJ `J T,YONS, BANDEL & BHYANT CERTIFIED PUBLIC ACCOUNTANTS EDOAR P. LYONS. C.P.A. 3444 VIA OPORTO, SUITE A LOS ANOELES MAURICE L.BANOCL, C.P.A.. NEWPORT BEACH SANTA ANA JAM CB C. ■RYANT. C. P. A. N E W P O R T BEACH August 31, 1965 Richard Jay Smith/Associates 503-32nd Street Newport Beach, California Dear Mr. Smith: The accompanying statement of Projected Costs and Income with the supporting schedules of the proposed "Lafayette Square" development in Newport Beach, California, are based on the plan of development as shown in Exhibit "B". 'Construction costs are projected on estimates from engineers, architects and builders familiar with the plan. Income projections are based on current average rentals in the area. The foregoing projections are based upon the following assumptions: (a) The annual income is based on the completed de- velopment by phases as outlined, allowing vacancy factors, oper- ating and administrative expenses as indicated. (b) Class "A" tenants will be procured for all com- mercial areas, allowing a first trust deed in the amount of 75% of total cost of land and construction. (c) A second trust deed in the amount of 10% of build- ing cost will be procured for air conditioning and heating equip- ment. (d) There will be an equity position sufficient to allow for the difference between total cost and first and second trust deeds in addition to working capital of $'1,258,952 and pro- motional stock in the amount of $600,000 for all three phases. n U 10 Richard Jay Smith/Associates Page 2 (e) Net return on investment depreciation of building and improvement period on a straight line basis. August 31, 1965 s computed after allowing costs over a forty year (f) The cash flow statement was prepared with the assump- tion that there would be no secondary financing. Net return on in- vestment is computed after allowing for loan payments including both interest and principal but with no depreciation allowance. Other assumptions are noted on the Exhibit. (g) No provision for federal'income taxes has been made as it is planned that the corporation will become a Real Estate In- vestment Trust. As such, 90% of the net income will be disbursed to the stockholders, becoming taxable directly to them 'and avoiding corporate tax. (h) Land appraisals are based on prices as negotiated with each individual land owner. Inasmuch as the projected construction costs and potential income from the Lafayette Square development are contingent on future developments we are unable to vouch for their accuracy and.can take no responsibility therefor. I • . . , .. .�'. Yours very truly, LYONS, BANDEL & BRYANT A By • ,LYONl. ■ANOLL S RRYANT 9 I• I • 1• AZ 14WY p 4 > 'lit h 0pp Iq QIU b k o 5 hl �$ I� 13 4 's . N "'c I� 7� POR1 Ey� 2 /37.G7' O� i ao' �/ i t,— G¢` PLOT PLAM guowmo �yctc,-nnG Lo-r�r IziGFiA2P .ia`( $MtTi-f�10.�SGY�iG�TC-i�fi. LJ • VIP o►O RTO NuI.K.. VdsV'vY� OWRMQT$ i Wr•-mr'1• e� y� Q sn... ar.....w�v • .i u U Y 0 Y i F , 1 -16- -� -vim �-- ��--'nEw 9 AD Cyq \ YV �T ^U0 ODOtlaDtDazD--v �p_pO�p9 aDgCe�pap_apO K G V• V a" O r M L N T f T 0 0 Y]l L• F A Y 5 T T E _S—O U�E Exhibit C-1 o� DESCRIPTION Land purchase Clearing land Off -site improvements Building cost Excavation Landscaping Mall paving Fountains, pools, etc. Architectural and engineering (8% of construction) Total cost Annual gross income Less vacancy factor Less operating expense Less administrative expense LAFAYETTE Exhibit Projected Costs Completed SCHEDULE NUMBER PHASE I 1 $19228,365 37,800 1509000 2 415360000 5,000 38,000 15,000 25,000 Less interest payments on trust deeds (amounts) - First trust deed @ 6% - Second trust deed @ 7% Less depreciation - 40 years INET INCOME INVESTMENT REQUIRED PROMOTIONAL STOCK RETURN ON INVESTMENT 381,520 56.416,685 2 $1,067,400 76,500 $ 9902900 247,725 $ 743,175 79,272 $ .663,903 $(498509000) (453,600)- $ 125003000 150,000 1 5 00 • 12.8% 2912000 31.752 $ 341,151 130,000 S� 211,151 11 LYONS. ■ANO[L • ■NYANY SQUARE C and Income Project PHASE II PHASE III TOTAL $(625312401) (566,400) $ 21000,000 200,000 $2,387,295 37,800 25,000 5,664,000 10,000 66,500 42,500 10,000 465,440 $1,111,983 70,767 $lx041,216 176,949 $ 8642267 83,297 $ 780,970 3912884 39,648 $ 349,438 157,086 S 192,,�,52 $(824892050) (812,454) $ •2,500,000 12.200.000 250.000 8.7% *Total required investment $6,000,000. $' 2,276,540 39,000 30,000 8,124,540 15,000 85,500 56,250 25,000 $ 5,892,200 114,600 205,000 18,324,540 30,000 1902000 113,750 60,000 666,903 1,513,863 $11.318,733 $ 2,0222305 447,564 $ 19574,741 400.974 $ 1,173,767 125979 $ 12047:788 $ 41201,688 594,831 $ 316062857 825,648. $ 2,781,209 288.548 $ 2,492,661 5092343 : 11192,227 56872 128,272 $ 481:573 $ 191722162 225,080 512,166 Sy 256 �493 S .. 659, 996 O11 LYON•, ■ANDXL • •NYANT I Land and construction cost (Exhibit C) LAFAYETTE Cash Flow and Assuming No Exhibit PHASE I $6,4162685 Estimate 18 month construction period: Loan service @ 6% X � $4,850,000 218,250 (assuming interest on funds as drawn) Sub -total Less: Income at average occupancy rates as shown: First eighteen months - 58.75% From Phase I From Phase II Next eighteen months - 92.92% From Phase I Income from bank, stock broker, department stores, specialty shops, hotel, res- taurants and theatre (Pre -leased, no rental loss) Offsetting expense of generating income Debt service on completed construction Net income.(loss) for 18 month period Total cash requirement Less: First trust deed Net cash requirement NET INCOME (Exhibit C) Less: debt service - Cash flow assuming no INVESTMENT REQUIRED PROMOTIONAL STOCK RETURN ON INVESTMENT * Assume 30% 70% 95% 6% - 20 years second trust deed of office and leased at end leased at end apartment space of first year of second year $1,884,935 188,494' is pre -leased $6,634,935 -0- $ (1002000) -0- $ (100,00.0) $6,734,935 4,850,000 51.884,935 $ 663,903 406 812 2 0 1 $2.073.429 12:4% LYONS. VANO[1. • NRYANT 0 SQUARE Investment Required Secondary Financing D PHASE II PHASE III TOTAL $8,7080535 $1113181733 $26,443,953 $6,5312401 293,913 $81489,050 382,008 $19,870,451 894,171 $9,002,448 $11,700,741 y$27,338,124 $ 602,775 575 9100' (4909495) (610,218) $ 77,162 $8,925,286 6,531,401 52,393,885 $ 780,970 547,848 S 233,122 $ 398,670 9532359 1,464,488 (880,864) (1,431,990)- $ 503,663 $11,1972078 8,489,050 S 2,708,028 $ 110471788 712,056 $ 602;775 '398,670 953,359 2,039,588 (11471,359) (2,042,208) $ 480,825 $2628572299 19,870,451 S 6.986,848 $ 2,492,661 1,666,716 �_ S 825 , 945 $2,3932885 $2,708,028 $ 6,9861848 239,389 52.633,274 270,803 $ 2,978,831 698,686 $ 7,685.534 A LYONIA ■ANOlL A •NYANY Net income LAFAYETTE SQUARE APPRAISAL APPROACH EXHIBIT E PHASE I PHASE II PHASE III TOTAL j t $ 663,903 $ 780,970 $ 110472788 $ 21492;661• Land charge @ 6% 73,702 143,238 136,592 353,532 ' $ 590,201 $ 637,732 $ 911,196 $ 2.139.129 Assume 40 year life 6% return plus 2' 7. recapture 8'% total capitalization rate $6,943,541 $7,502,729 $10,719,952 $25,166,222 Add land value 1,228,365 2,387,295 2,276,540 5,892,200 $8,171,906 $9.890.024 $12,996.492 31,058.422 • Loan @ 75% $6,128,930 $7,417,518 19,747,369 $23,293,817 1;oan @ 65% $5,311,739 $6,428,516 $ 8.4472720 $20,187.975 LYONS, wAkotL ♦ lNYANT Page' SPECVF1G PLE11J C CAUNFRV .<Q AAM) C. 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MAN ?MuNtPL FG2 R!:1E 'C('CINS�EC' 4y- OEl,LF1.rJPM�cJ�' _� __ --� ___--��C_SoZ"� _ --_ TN'\��15 \,,__ Tl; �CCI-�Cf��1� 01JE 02 N\O('E� (�.10.CCC\.S •CO �N\I ClCEt�� �s��� ���5 j '(��,d • ��a-� 5u,-,�.b\� �<_� flu ��;�� QNF- 3o IDS '\'a �CesU,\V01t�C_ PErM�T� o-N s�1Z_�ce�.S SrYt�c. Not Exc_ccG� ___ -;7L�f Alta w©u1c� o�`SE, Qe C ero' \KCi=qz� _ �.'gSE`L_�ANO FUS'C6\E�COU�Oi4U 'C4t�. 6U1WWC. FL�X9�C•'yCaCEA ON Ar��� pNE --� _ __-- --__ ------- bu\`ci,����T,�'�CONTAG�C. Sl�All_.•pE FIFT\f _SO� rE�C, lC�c�. �_�,j,_�C;�J•C 6<C C�[.`F1E� IN _ I, i 4 T tip l7ENEctJ' ` `aN o�oscccW cS ��t ���5 - rw� AN 0 —\aC4 —__-- I �4l�tJCJLl'C� FO2 �C6�OlCJ�1T/lam, a.Jty `Q �JMCIJT' ON 'C�G 5��4`� ---- �' r1 Z_y1 eoN�o��n toG_UGS\�NS o� M1S �cc�loN • -- USES ?EcM_ ITTEn _ f - -- -- `— - (a) One single-family dwelling. - - ----- �- — (b) One - duplex. - — (c) Accessory uses normally incidental to single-family --- — I dwellings or duplexes. This is not to be construed as permitting any commercial uses, nor'shall this I be deemed to allow the manufacturing or -processing of any substance or commodity for profit or the storage of vehicles, equipment or materials used in the j conduct of any retail or wholesale business. (d) Temporary structures and uses. Regulations are as specified in Section 20.10.015 of General Controls - — Residential Districts. (e) One name or identification sign not exceeding two square feet in area and pertaining only to the --- -- property, or the owner or occupant thereof, upon which the sign is located. (f) One unlighted sign, not exceeding two square feet in area, to advertise the lease, rental or sale of the property upon which it is located. Such _ sign may show only the name, address and telephone number of the owner, but shall not show the name, address, telephone number, or any other description - ' or identification of any person, firm or corporation other than the owner of said property. (g) In lieu of the sign mentioned in subsection (f) ----- —� above, one open house sign not exceeding two square feet in area, which invites the general public to inspect the premises for lease, rent or sale, shall be permitted to be displayed,, - — _ provided that at the time said property is open j for inspection and the open house sign is displayed, the owner, his tenant, or his agent is in attend- ance and present on said property to display any such house or building thereon. Said open house ------ sign shall only be displayed on or from the property being leased, rented or sold and shall not show the name,'address, telephone number, or any other description or identification of any person, firm i or corporation other than the owner of such property. (Ord. i "'��----- USES .REQUIRING USE PERMIT. Recreational establishments, parking lots., institutions, cemeteries, public -b-uildings., removal of earth-cn materials, heliports and helistops, outdoor lighting may be permitted as specified more particularly in Section 20.10.020 of General Controls - Residential Districts. j - ----- �'�'�,-��o�a�.e.t �N� .S,�c�� s e-oti o.w•cb itJ l�cs., r�\�(p��N�S _ Rol_-?IS�CSs\ 4•cJ T�M��T��._b4 ll�Ab��, ©F _ \iJ Q�cs� 22.(02.--- -- -- - �,u}��ib��___c�cG' ne��._ s�+-�rxs.✓___r'.�. �l��itlnta An�0�5�_t2Q,-�2�Ac2.C� r-wTk�t1�AN1Z--- OF TNLS cx',G( Nc\per-- (3. qmJ ') opso ,. -0 :-VM0U.6 r. -N413 �OT of CMOCICA inic- C-- qy l�u� S i 2 �9a ---- - op __ _ Q�'rHIS SecnpN—_--_-- I 11 __ E, �' BUILDABLE AREA. The maximum building area coverage permitted for aggregate buildings shall be full cover- age, less required front, side and rear yards. The maximum area of the building shall not exceed 1.5 times the buildable area. (Ord. 1486 § 4, January 22, 1973: Ord. 1451 § 1 (part), July 24, 1972-). �' YARDS. A. FRONT YARDS. The minimum -- — width required for front yards shall be twenty feet, with a maximum of thirty-five feet permitted, except as may other- wise be indicated on the districting maps. Distances shown on districting maps are to be measured from the front lot line. I. 'SIDE YARDS. Each side yard shall not be less than three feet wide on building site forty feet wide or less, or four feet on lots wider than'forty feet, provided that the side yard on the rear twenty feet of the street side of a corner lot, where there is reversed frontage, shall not be less than the front yard required or existing on the adjacent reversed frontage. 2,. REAR YARDS. For rear yards, there shall be a minimum requirement of ten feet. 3. BETWEEN DETACHED BUILDINGS. There shall be a minimum -- - of ten feet between detached buildings. - (Ord."1451 § 1 (part), July 24, 1972). 4 •�T -,�. EXTENSIONS INTO YARDS. Regulations are as specified in,Section 20.10.025 of General Controls - Residen- tial- Districts. ACCESSORY BUILDINGS - YARDS. Regulations areas specified'in Section 20.10.030 of General Controls - Residential Districts. I & SWIMMING POOLS - YARDS - EQUIPMENT. Regulations are as specified in Section 20.10.035 of General Controls - Residential Districts. CHANGES IN YARD REQUIREMENTS. The Planning _ Commission may approve changes in the yard setback requirements applicable to any subdivision having five or more lots at the time that 'it approves the final tract map for said subdivision. -` The applicant shall submit with his application an exact copy of the final tract map showing the proposed changes. The 4- w r decision of the Planning Commission shall be subject to review by the City Council and it may approve, disapprove or modify said decision. If the City Council approves such changes, the districting map shall be revised accordingly. .(1949 Code § 9105.42, added by Ord. 1134; August 9, 1965). k AUTOMOBILESTORAGE OR PARKING SPACE. } Accessible storage,4c•or parking space for the parking of auto- mobiles off the street shall be provided in the ;§,h lcNutiSCI�l_Qi as follows: ------ Gar EG•L�.__C�>XiC-.--�TL-A.` 1AS.1�T�a�i�C2G�o•5_�.C�r��Z� _-- � CK.\n1C� --- _—___-�_-_ - - - T�- Parking space required for other uses allowed in the-- Dist,rict and not set forth above shall be determined by the Planning Commission. PARKING AUTOMOBILES ON ROOFS. Parking of automobiles on the roof of a building in :�_,______, District Is not permitted. (ro - I t - DE E. Lp � f'\E1.TCS � MXD 1 T•r �s '�+e, - — "S-F\\S 'T'AF �G�lEr0. P\0.N --_ 1N1�T COY St_CTI�I.� TLC 2J-\ L6^MENT --- -----.-- IL- --- eaac ^I ---- - S1'�-�-PD�•C�li'f.� ��15�NCS�eS_r-__�_CgN�IAJ.-IS-� �_Fs_'d�piNA_P.1.1�-- C 44 c,�ll�Gl i NTCf C lZ -TFk1S Cott C1PwT\J NN'y ___ __---___--- _'_��.\\--•�N]�N� aF Tk\�� �\S�c�c•C f5 "ro a�\OW_ Goc�-�mcCG�a.\}"S��l�iTf��l-- - I-4D1QL_rC$\�eI1T//'-taS�S--W\TH.kp _ 11.10•C" i btE- - =I�TCN-C• oF_ -THIS p4s'CcicT 'T'o_ G\��OW, u.Se,S - u! r�\\G�`-. W_'CIA�1�_ �a��lC�,.-- nh�-1�u�a��*��_j�rou\0����� c�. rn\xrvc_Q vS�S—L>N�Z-- -�,•�c��� ��_-�-�cO �c���� �4�crciJT' s'C2�.NCi\c�����Q _���_\,tCG T%il�— -- ----- - -- - ---- v,�crnoN LE�IJ,S `�\?S"CU�C� LSF ��\A�H u.SES• — -- �i CbMM�'cCcl0.' us,Z-S SUCkk P,S �LiAll.. SAl-S+S� \�Akc.\-- ecowE7S, I , s Cv\ \N� ©PFIG� rOf nroc6\oh1a1 RE EC 1-o -ci-1E GTI-W — G\ pU 6L�5 • � � - -_ -- ``F AlSt��.4C" -- - b[��cQGr�bgtJ��rc�e_i--- --- -isc1�s,-H��uxtico - �i\32cS.SNuc su\ --CQA d - ---- Q�s — ------ tSruc�1�gs� - COcv\l\ �� t�N.r G,�st `�S Y 1_ aA C-S�_e`t�bS p�cLn1Q�_-- I I:OMgyN�S§i�-or�_.pF l3._ s\m 1`cac NC-QUCE.--------_.— --- ----_— �_� poTT'16q =rK.Sy-bU-1��t�_ecz�a15 v�s�cus�eoircegc�o� ___ a -a S' f l N E sNo PS MBE G_,rA__$ - -- _ -- -,-7U -Y�\AGk! �L1 i I I . lAl�l'OLSTCClmil � � �O�P�-.1 y T1Je�U.O \N_t,� TNC--�•cocQeJeQ� c.EMet�'-_E�No �\Mr. - - - TLC RC l_ _off _ W HQLI _ C3uS� N CSSy - - _ USGS� kc-a JstdUN (n_r W\Nlnvk N -- -- — If • i Cf"r�\T'1Sq MMCC' AN�DIB._ F� SFJ�UVaS'CC\O.l., �.SGS, - �1 . � $_QCLI 15G iNpC (`sY7.1� T! �G \ Y]CfJ'C' Al TO cbMMCCG�G 1 � ---- -- -- -'D QSTr LCXS I � •_ (�.:. 'J,SES RE.QU\CZ\Nth USE '?ECM\� . -C\-1c �ou..ov��ta� VSiS, �.\�0.\, bCJ (JL("M1TClTO SLJ,�T TO ThG SCGtaCING OF A I�SL (X�A�\T J N EAct4 rgcc CC"r..WA Ic c curt Q&fP eo N SccT\oa 7.0 • 30.02-0. ,.�Tpr�d�c�� �«�j�cStr,aa�cc� IrJ Sc<.rtoN 2fl.�\0,•OZO. -- 3. IlL$1 eiJTtA1 eS t N CotS3l\A1GT\0� W 1T Yt GOMMGCG1Ql .Q� Su�u`fit lcal use—S cc utctN P. USE ?a-(AkC• c51Qc1JTLA� \�s��_ �O c01 U�TlOtz Wvr" CoMMeS•c1Al, p2 _ _�1��'\GL tkSr✓S W \�cece, MOPE 'Tl-kAh1 ONL \�W E11..\N� SC.QF�< «- ------ �,������/��1 Autowrecking, fish canneries and/or reduction grinding and processing plants; drilling for and/or removal of oil, gas, — or other hydrocarbon materials; distillation of bones; dumping, disposal, incineration or reduction or garbage, sewage, offal, dead animals or refuse, fat rendering; manufacture or storage -- — of acid, cement, explosives, fireworks, fertilizer, glue, gypsum, lime, plaster of Paris or asphalt, stockyard or slaugh- ----- ter of animals, refining of petroleum or its products, smelting of iron, tin, zinc, or other ores; junk yards, hog raising, bag manufacture or cleaning, blast furnace or boiler works, brew- -_ eries, coke ovens, cooperage works, incinerators, cordage mills, foundaries, tanneries, and all other uses which in the opinion of the Planning Commission are of similar nature or may be -� objectionable, as provided by Section 20.41.015. (Ord. 845 1 flY 1-b�, IJVV. VI Y. VJV tFQI is V. IJTJ 4VYO D JIVJ.IJ�. I • C. HEIGHT LIMIT. The height limit for all buildings and other r structures on a building site shall be 26 feet. However, this height limit may be exceeded, up to a maximum of 35 feet, with a use permit, providing that the Planning Commission,.in granting .such use permit, finds that all the following criteria are met: 1. The development will provid o,for both public physical and visual access to the bay.VtPiin the limits that public safety is insured and private property protected. 1 — ;2. The increased building height would result in increased public visual open space and views than would result - -i^ from compliance with the basic height limit. Particular ~ attention shall be given to the location and orientation of the structure on the lot, the percentage of ground coverage, and the treatment of all setback and open areas. 3. The increased building height would result in a more — desirable architectural treatment of the building and a stronger and more appealing visual character of the area.within the general theme of a marine environment. 4. The increased building height would not result in undesirable or abrupt scale relationships being created between the structure and existing developments or public spaces. Particular attention shall be given to the total bulk of the structure including both horizontal and vertical dimensions. -- 5. The increase in height shall in no case result in a floor area exceeding the floor area permitted by --- Section , ruous��i Pcc.- spit. T�'�N: t�`I o� O�UE.t..oprn�trc �a T�� �iltx�.�-lls�. �c�c�opmchri t c e. CJ .C' QAi T_�S2t`�fS� +CSa S�—L'�N IQr '=Nb\.As"Cr \0._lA- — -- Dag E LOPC0a --- t M t ---- TTWO tt(nUG.ANO aC-F�E.j (AC A�" _ � `2-l-C�f]Q)-Zq-"S \OG i 1�� �£1�Me.(�G\Q+.!-�'��oc '�}+lQ\1l�'•CSL<�\ a'�iCT\flwl I -- — -- I�rts T� - n� lop- -TO C \I DWCS s\T.ES.� caT�E�HCO ofL scoc- Nd sir c3�2 i 15' s�`—\� 5 - -- ----- In C -_ s2—t roc \ a - - - - � s-©��c� mat- A__�_.-s�t�me��a.� acvO�o� •rNO�._�. -- F��S� —___ I - i �i 5}IALL �l' mac- 'TA,\E ?OCTIC)p — ��,1 \� S4\ VL\V� L-•• 1 I - - --- i O G' Siva; . T----------- - -- ---- - f - �_ p��.Ki��-�.QI����G�i4�.�, �c�u`a-s�oits_ _o.ce. o.s11 s�c��•�A --- �i5_ �\P- C�c�c\cNS ?�•30.03© �No Zd•'�:d`\S of �eN�ca\ �nscco1S� ------I� f�•S-- 5.��.J�L��-lk�--�TIfl1J Z� ��J�i• f.��� �� -�J` I�%t�����—� ?,EEL AN'O 1sef0\CE (zO\MIUC\,4-L �• Cc � 1r \5 t3 ---_—_-_E laun�trs�s�o_pMcwr TrAio Poc-tot-N o� �ai5 cS c�F(C.- tsTCCcT^_ i --__---� lAtTlaE� T�tE. StSC�. J� Orr Ttl\S ti'�CC�tiI E1�ICQSI. Qf C'otsrl3JUr�.�QtJ-QF � M1?s�N�?�c\CJJ�E�_��SCS bN� TEE G�ACt�CCC� _ -- -------r � �� 2��', � �cs_�_v_.«o,��..._�uTuc�\`� su��ccw=�.s\t.>•ss�:y_- - - -- --7 O._C.{Z�iS_l���tT ��G—C2C_t�.tJT_L�� �_Q� � �F'r\Yul"C'_l_1t5�_W�k\G!�• -- i wDss�_sScllS=c�C�_L cr�c^2�\5�,meNT -cane ,icc(Y1el�TCGN 1 --- i /acht brokers, boat sales, marin'e supply sales, boat repair and servicing, offices for - - personal and professional services which are offered to the general public., commerci-al recreation, hotels —' and motels,L. E, _ -- __ Z-;al offices, community centers, social ` -I halls, lodges and clubs. �.' Retail stores and persona] service establishments �- ------------ within a building, including appliance stores, bakeries (not wholesale), banks, barber shops, beauty parlors, book stores, department stores, j drug stores, food shops, hardware stores, nurseries, offices, radio stores, antique shops, shoe shops, �' - -- — — '-� studios, tailor shops, and other uses which in the opinion of the Planning Commission are of a similar' - nature. — -- -.- Accessory uses normally incidental to commercial developments, where such uses do not alter the �. character of the premises in respect to their use for accessorypurposes permitted edistrict. s buildingsshall beallowedonlywhen constructed concurrent with or subsequent to the main building. i 4) Temporary structures and uses. Regulations are as specified in Section 20.30.015 of General Controls - Commercial Districts. 6 Signs appurtenant to any permitted use. _USES REQUIRING USE PERMIT. The following be permitted subject to the securing of a use permit uses ftil - in each case: M A U UFACTUCv I. OF MAt1NG ProPNccS,boac colksTMcZ100 - — A,'j Animal hospitals,,,auto sales and repair shops, boat sales, gasoline service stations, marine service stations, cleaning establishments, laundries, launder- ettes, mortuaries, outdoor markets, restaurants, outdoor drive-in and take-out restaurants, drive-in facilities, wholesale stores, outdoor sales establishments, pet shops, public garages, trailer courts, theaters, used -� car sales lots, and other uses which in the opinion of the Planning Commission are of a similar nature. �k Handicraft enterprises, including the manufacturing - and repair of household furnishings, clothing, ceramics, novelties and toys, and uses which in ------ the opinion of tie Planning Commissi-on a -re of a similar nature. a, Hotels motels. _- - — Recreational establishments, institutions, cemeteries, public buildings, parking of automobiles on roofs, - ----' removal of earthen materials, heliports and helistops, outdoor lighting may be permitted as specified more — - particularly in Section 20.30.020 of General Controls - Commercial Districts. Signs, other than those appurtenant to any permitted use, including billboards. C. HEIGHT LIMIT. The height limit for all buildings and oth.er structures on a building site shall be 26 feet: However, thit height limit may be exceeded, up to a maximum of 35 feet, with --- a use permit, providing that the Planning Commission, in granting such use permit, finds that all the following criteria are met: 1. The increased building height would result in more p.ublic visual open space and views than would result from l compliance with the basic height limit. Particular attention shall be given to the location and orientation -- _- - --i of the structure on the lot, the percentage of ground coverage, and on the treatment of all setback and open areas. i 2. The increased building height would result in a more desirable architectural treatment of the building and a stronger and more appealing visual character of the area, within a general theme of the marine environment. 3. The increased building height would not result in undesir- able or abrupt scale relationships being created between the structure and existing developments or public spaces. Particular attention shall be given to the total bulk of the structure including both horizontal and vertical dimensions. — 4. The increased height shall in no case result in a floor area exceeding -the floor area permitted by Section tLL-j _-__—�G•) �eoV�C ACG� :1 No FroNt �Acd d\wIl bC ��SG��C' -- __-- D�UCLU�h-IC7 't -J S IT'S } ��—►7.1.` � ��r� �4 +.\ G � �_L�1�,t \ ��i`� 1. \ 0� �� - - ----- �E�yflK17 P"�B�`UT'IINV \�619�.ti�/At.\O\�TC1Cj' �/"�C:CG -c�.c p_Cvc' or S�O�C. _—� i SGT 'a3Me.t.,_<. H1klA. Y3E �M A\NT A\1JZwYJ. ��o N'C yrac-l�.S s�.a�, -_ •)fl.7 Pd+`AC'�1 A��� �� Q, .I_. 'ktf �e c�Pn. c.\3,Y7 ♦N cY!`Tll11J III ____.____—,_� �3_Qi•_O�D _._,.Ca11S7 �V .4.._.59�". —12 �. _L'C't7..1 �IJ�'C0�4S l.ot�.no cc�"6A i --__ --- ace,__a� 5�ec/���� �y� 11�ecT�p�__LCl•3t�. �2S sc ��sN�ca� _ I goo '_5_= xt-& C 1-Q IA��yJ -- - -- SITE PLAN REVIEW. A. GENERALLY. The City Coob-ncil—finds, determines and declares that the establishment of the Site Plan Review procedures contained in this section are necessary to preserve and promote the health, safety, and general welfare of the community by achieving the following purposes. -" 1. To assure that development of properties in Specific Area Plan areas will not preclude attainment of the --- General Plan and Specific Area Plan objectives and policies. 2. To protect and preserve the value of properties and to e�ourage high quality development thereof in Mplqpers' 1-le where adverse effects could result from inadequate and poorly -planned landscaping and from failure to preserve where feasible natural landscape features, open spaces, and the like, and will result in the impairment of the benefits of occupancy and use of existing properties in such area. 3. To ensure that the public benefits derived from expend- itures of public funds for improvement and beautifica- tion of streets and public facilities within Specific Area Plan area shall be protected by the exercise of reasonable controls over the layout and site location characteristics of private buildings, structures and open spaces. 4. To promote the maintenance of superior site location 7 cha acteristics� adjoining �Wt Hi way, a tPo`rough- f�re of city�i_de importance; to ensure that the com- nunity benefits from the natural terrain, harbor and, ocean; and to preserve and stabi" ze the grounds adjoining said thoroughfare, ano preserve and pro- tect the property values in said areas. B. APPL•ICATION. Site Plan Review approval shall be obtained C. PLANS AND DIAGRAMS TO BE SUBMITTED. The following plans and diagrams shall be submitted to the Planning Commission for approval: 1. A plot plan, drawn to scale, showing the arrangement of buildings, driveways, pedestrian ways, off-street parking and off-street loading areas, landscaped areas, signs, fences and walks. The plot plan shall show the location of entrances and exits, and the direction of traffic flow into and out of off-street parking and - loading areas, the location of each parking space and loading space, and areas for turning and maneuvering vehicles. The plot plan shall indicate how utility services and drainage are to be provided. 2. A landscape plan, drawn to scale, showing the locations of existing trees proposed to be removed and proposed to be retained; and indicating the amount, type, and location of landscaped areas, planting beds and plant materials with adequate provisions for irrigation. T- - ------ ---- ------------- • "--`- 3. Grading plans when necessary to ensure development properly related to the site and to surrounding -- properties and structures. --------i 4. Scale drawings of exterior lighting showing size, location, materials, intensity and relationship to adjacent streets and properties. 5. Architectural drawings, renderings or sketches, drawn ` —" to scale, showing all elevations of the proposed buildings and structures as they will appear upon ---- completion. -- 6. Any'other plans, diagrams, drawings or additional information necessary to adequately consider the pro- posed development and to determine compliance with the purposes of this chapter. J D. FEE. The applicant shall pay a fee as established'by resolution of the City Council to the City with each application - --" for Site Plan Review under this chapter. ---- E. STANDARDS. In addition to the general purposes set forth in subsection 1 in'order to carry out the purposes of this chapter as established by said section, the site plan review procedures established by this section shall be applied accord-ing to and in compliance with'the following standards, when applicable: 1. To ensure that sites subject to Site Plan Review under the provisions of this chapter are graded and developed i with due regard for the aesthetic qualities of the s natural terrain, harbor, and landscape, and that trees and shrubs are not indiscriminately destroyed. 2. To ensure that buildings, structures and signs are properly related to their sites and are in keeping with the character of the neighborhood and surrounding sites and are not detrimental to the orderly and har- monious development of their surroundings and of the City. 3. To ensure that open spaces, parking areas, pedestrian walks, illumination and landscaping (incldding sufficient irrigation facilities) are adequately related to the site and are arranged to achieve a safe, efficient and harmonious development, to accomplish the objectives as set.forth in this chapter. 4. To ensure that sites are developed to achieve a harmon ious relationship with existing and proposed adjoining developments. 5. To ensure, when feasible, effective concealment of electrical and similar mechanical equipment and trash and storage areas. 6. The Site Plan Review process shall endeavor to ensure that proposed improvements will not impair the desirability of investment or occupancy nearby; and originality in site planning and landscaping shall not be suppressed. 7. To ensure that the site plan and layout of the build- ings, parking areas, pedestrian and vehicular access ways, and other site features gives proper considera- tion to the functional aspects of the site development. 8. To ensure that the proposed development is in keeping with the desired character of the Specific Area Plan area as identified by the General Plan and the Specific Area Plan. 9. To ensure that the proposed development is consistent with the General Plan policies; and to ensure that the` proposed development will not preclude the attainment of the Specific Area Plan objectives. F. ACTION BY THE PLANNING COMMISSION. If all applicable standards established by this section are met, the Planning Commisison shall approve the development. Conditions may be applied when the proposed development does not comply with applicable standards and shall be such as to bring said develop- ment into conformity. If the development is disapproved, the Commission shall specify the standard or standards that are -not met. Failure of the Commission to act within thirty (30) days from the date the drawings are submitted shall be deemed an approval of the plans and diagrams unless the applicant consents to an extension of time. A Site Plan Review decision of the Planning Commission shall be subject to review by the City Council either by appeal, or upon its own motion, or upon the request of the Commission. The action of the Commission on any Site Plan Review shall be final and effective twenty-one (21) days, following the Commission action theron unless, within the twenty-one (21) day appeal period an appeal in writing has been filed by the applicant, the Commission has requested a review of its decision, or unless the City Council, not more than twenty-one (21) days after the Commission action, on its own motion, elects to review and act on the action of the Commission, unless the applicant consents to an extension of time. The City Council may affirm, reverse or modify the decision. Such action by the City Council shall be final. G. APPEAL TO THE CITY COUNCIL. Any Site Plan Review decision of the Commission may be appealed to the City Council by the applicant at any time within twenty-one (21) days 'after the date of the Commission decision. An appeal to the City Council shall be taken by filing a letter of appeal in duplicate, with the Department of Community Development. Such letter shall set forth the grounds upon which the appeal is based. H. ACTION BY THE CITY COUNCIL. An appeal shall be heard and acted on by the City Council within thirty (30) days after the - Commission action, unless the applicant consents to an extension of time. The City Council may affirm, reverse or modify the decision of the Commission. Such action by the City Council shall be final. I. LAPSE OF SITE PLAN REVIEW APPROVAL. Site Plan Review approval shall lapse and shall be void one year following the date upon which the plans and diagrams were approved, as provided.in this section, unless prior to the expiration of said one (1) year period a building permit is issued and subsequently construction - is diligently pursued until completion, or unless an extension of time is granted by 'either the Commission or City Council, whichever took the final action.__ - DEFINITIONS. for the purpose of this chapter, certain terms used herein shall have meanings assigned to them by this subsection. All definitions described in Section 20.87 of the Municipal Code shall prevail except where there is a conflict with this Specific Plan District shall take precedence. A. COMMERCIAL RECREATION. A commercial use designed primarily for activities, in or out of doors, which are generally associated with leisure time activities, examples include: tennis courts, racquetball, swimming clubs, and other uses of a similar nature. B. PERSONAL/PROFESSIONAL SERVICES. An office or store, providing services directly to the general public, including, but not limited to, architects, attorneys, brokers, barbers, photographers and artists. C. BUILDABLE AREA. The term "buildable area" for the purpose of this chapter shall mean the area of a building site, excluding any basic minimum setback required by this ordinance._ # } - __ Setback areas in addition to the aforementioned required by use permit, resubdivision or modification will not reduce the buildable area for purposes of calculating building intensity. f D. INCENTIVE USES. ,For the purpose of this chapter the following ~ uses shall be considered "incentive uses": boat lettering, boat registration, boat rentals, boat yards, marine canvas and upholstery, marine carpentry, and wood work, charters, compass scales, service and adjusting, documentation services, marine electrical and generating equipment and repairs, marine electronic sales and service, marine engine sales, service'and repair, fiber glass repairs and supplies, fishing supplies and equipment, flags, emblems, trophies, fuel docks, marine hard- ware equipment and supplies, holding tank installation and service, sailing/boating'instruction, marine insurance, launching and hoists, boat leasing, boat maintenance and repair, mast and rigging supplies and service, nautical charts, nautical instruments, nautical decor, marine plumbing and water systems, publications - nautical, fabrication and maintenance of pulpits and rails, marine surveyors, underwater services, yacht brokers, yacht . clearance; and other uses which, in the opinion of the Planning Commission are of a similar marine oriented nature. -'-_'_- T- - ---- II CAJJI'lEC-`1 V\L_A('r=1Ac,�7-fhDDEa SQ S`?E. C1 F \ C, �lat�i DAS : - +'_T t-10 • io RED PSN-JE5 LEk� AGE C 0 CANNERY VILLAGE/MCFADDEN SQUARE SPECIFIC AREA PLAN - RESEARCH PROJECT Outline Introduction (Discuss program and how this report "fits in", next step, division of area, etc.) State Law Related to Specific Plans Current City Policy and Regulations . General Plan Zoning Description of Existing Environmental Conditions . Natural Environmental Features Urban Features Area A - Ca-nnery Village Area B - Bayfront FILE COPY W NOT RE&IOV9 Area C - McFadden Square Area D - Newport/Balboa Boulevard "Triangle" Lido Peninsula - Aspects of existing conditions which may impact Cannery Village/McFadden Square Area elooment tren Areawide . Area A - Cannery Village Area B - Bayfront Area C - McFadden Square Area D - Newport/Balboa Boulevard "Triangle" Lido Peninsula - projected development as it may affect Cannery Village/McFadden Square area. CANNERY VILLAGE/MCFADDEN SQUARE Specific Area Plan Program RESEARCH REAWIDE PUBLIC REVIEW FINAL AREA- PRELPMINARY PUBLIC FINAL PUBLIC I ' ,REPORT GENERAL OF AREAWIDE WIDE PLAN PLAN - By REVIEW PLAN REVIEW . Covers LAND USE GENERAL LAND Sectors OF OF entire ND USE AND Revisions PRELIMI- Revis- FINAL Cannery DEVELOP- DEVELOPMENT and Refine- Includes: NARY ions and PLAN Village/ ENT INTENSITY PLAN ments PLAN references AND McFadden INTENSITY based on 1. Circu- based on ADOP- Square PLAN Public public lation, Public public TI-ON I ! Area, plus hearing before hearings Parking, hearings hearings Lido Planning Public before Publ c Peninsula Commission Improve- Planning Includes hear,s ments Commis- environ- before Includes sion mental Planning "Descrip 2. Zoning impacts, Commis- tion of mitigation sion existing Start with measures, and environ- Cannery Vil- alterna- City 'mental lage (Area tives, Council conditions" "A") (as required Circu- IStaff Staff by CEQA) lation, (Report to Report to Parking, Planning Planning Staff Public Commission Commission Report to Improve - ;January, January, Planning ments 1977 1977 (Cannery Commission Plan Village only - March, 197 Adop Preliminary (Cannery by R..-.,- plans for Village Iution other sectors Only) after Zoning adoption Adopted of Cannery by Village Plan.) Ordi- nance �gWPphT Q Department ®f Community Development u, z C'aCIFO RNr DATE: December 1, 1976 FILE COPY. T0: R. V. Hogan, Director 0o NOT REM®V€ FROM: David Dmohowski, Senior Planner SUBJECT: Development Policy for Commercial Area on Balboa Boulevard near Island Avenue 1.33. This memo contains a suggested policy to apply to the commercially - zoned and commercially -developed properties on Balboa Boulevard near Island Avenue, as follows: "Commercial Uses on North Side of Balboa Boulevard west of Island Avenue. As per General Plan Amend- ment 76-3-H, adopted by the City Council on November 22, 1976, the General Plan policy regarding the commercial, properties on Balboa Boulevard near Island Avenue is as follows: 'The property on the northerly side of Balboa Boulevard west of Island Avenue, currently zoned and developed for commercial purposes, may remain in a commercial zoning district until such time as commercial use of the property is discontinued or the property owner requests a zone change, at which time - rezoning to a residential district will be considered.' This shall be interpreted to mean that existing commer- cial buildings may continue to be used for commercial purposes (in accordance with the provisions of Title 20 of the Municipal Code) for an indefinite period of time, and may be remodeled or expanded subject to all applicable regulations; but in no case shall an existing commercial building be demolished and replaced with a new commercial building. Any proposed new development on these properties shall be of a residential nature in accordance with the designation of the Land Use Element of the General Plan." DD:jmb DATE: TO: ' �33 De art ent of Community Development November 10, 1976 FILE COPY Bill Darnell, Traffic Engineer DO NOT REMOVE FROM: Fred Talarico, Senior Planner SUBJECT: Cannery Village/McFadden Square Traffic Information Circulation Information 1. Existing traffic volumes A. Newport Boulevard B. Balboa Boulevard C. 32nd Street 2. Peak hour volumes 3. Peak hour distribution 4. Capacities/Delays 1. Voorhees 2. Your updates 5. Seasonal variation Parking Data I. Parking information from your -recent survey. Target Date December 6, 1976 FT:jmb w lms SOURCES OF REVENUE PARKING PREFERENCES PARKING ACT Assess- ment by BenefitA Ad Volorum Assess- ment ("av")B Street Meter RevenueC Facilit Revenue Business License Excise Free Park- ing ferred Owner Acquire es or involve- Existin :Validationmeat Parking Spaces 1943 Act Yes / 1 No Yes Yes Yes 2 Yes Yes Yes Yes3 Yes 1949 Act4 No No Yes YesS Yes No Validation Only6 N07 Yes8 1951 Act Nog I:Y:es:10� Yes Yes Yes Noll Yes Yes12 Yes Methods Available But Not Considered Feasible At This Time: 1. General obligation bond issue - requires 2/3 vote 2. 1941 Bond Election - Revenue Bond - essentially same as 1949 Act but requires election 3. Non-profit corporation with lease back 4. Redevelopment agency - possible source for funding but will require separate analysis 5. Joint powers agency (1) May have an "av" rate set for maintenance and operation and acquisition of additional spaces (2) Excess revenues generated can be returned to property owners as a credit against assessment (3) Majority Protest Stops Act ('50% of iviwd POT 1.O.) (4) Lease of facility to City or other operator -source of payback is the lease payment -City pledges its credit on lease (5) Can include commercial lease space (6) Must be full payment of parking rates - either by user or merchant to generate revenue to pay for lease payment A. All property, including church property, will pay fair share, depending on benefit. (Type of use, proximity to facility, existing owned parking spaces and so forth considered in setting benefit) B. Ad Volorum ("av") will apply only to taxable property - churches excluded - applies at uniform rate, benefit not considered C. Parking meters (on street) revenue pledged, whole or in part, to pay off indebtedness D. Parking revenue generated by parking pl owned by the parking authority/district i case of 1949 Act - can include commercial space in parking facility E. Business improvement Act of 1965 permits excise on business license tax (7) Election is required unless lease is to city ie (8) can acquire existing space if (a) increase number 't"( of spaces times three or (b) lease of facility is to City p r (9) There may be an assessment by benefit to redeem O Z m existing bonds p _( (10) Maximum assessment rate is established in petition M l to form district 3 (11) Parking rates may be set quite low, depending on C whether district is primarily funded by "av" assess- m ments or rates will be high if district is funded by parking revenue (12) Requires formation petition and protest hearing (W�� W O I COMMISSIONERS City of Newport Beach January 19, 1978 MINUTES MOLL CALL INOCX 3. t the existing parking spaces on the site shal arked with approved traffic markers or be painte `th white lines not less than 4 inches wide. 4. That this approval shall be for riod of one year, and any extension shall be a upon by the Modifications Committee. Item #5 Request to set public hearing on February 16, 1978, CANNERY for consideration of a Concept Plan for the VIVILB/ Cannery Village/McFadden Square Specific Area c DEN Plan area. SQUARE CONCEPT Motion X Planning Commission discussed this matter, follow- PLAN — ` Ayes X X X X X.X ing which motion was made to postpone setting a Absent X public hearing pending review of the Parking Study TEMPOR- for the Central Newport Area in conjunction with KR IY— the upcoming General Plan Review. PO PT ONED Item #6 Request to set public hearing for the February, GENERAL 1978, General Plan Amendment Session. PLAN AMENDMENT Staff reviewed the addition of Item (g) to 78-1-C 7� I- y— ich would provide the alternative use of either in trial or commercial recreational in the area SET FOR north North Ford. Staff also reviewed a request HEARING for poss a changes in the general office floor 2/77M area in Kol enter Newport. Eric Welton, 2845 st Coast Highway, appeared before the Commission 'n connection with 78-1-B and answered questions r ative to the proposal. Motion X Motion was made that Planning mission adopt Ayes X X X X X X Resolution No. 1000, setting a pu is hearing for Absent X February 16, 1978, to consider the f owing General Plan Amendments: Page 10. COMMISSIONERS 0 ! City of Newport Beach lanuary 19. 1978 MINUTES IDOL OALL There being no others desiring to appear and be heard, the public hearing was closed. Motion X Motion was made that Planning Commission make the Ayes X X X X X following findings, Absent X 1. That the proposed use is consistent with the Land Use Element of the General Plan and is compatible with surrounding land uses. 2. The project will not have any significant environmental impact. The Police Department has indicated that they do not contemplate any problems. 4. lthough the number of seats has been increas f m 66 seats to 75 seats (including 7 seats at he bar), the "net public area" is being decr ased from 1,418 sq. ft. ± to 1,358 sq.ft Furth more, the existing pie sales use in th buildid will be removed. 5. Adequate arking spaces exist on the site for the existi proposed development. The service of beverages wilt have no \acoholic significantct on the parking demand. 6. The approvaoelse Permit No. 1853 will not, under the circums,,tances of this case be detri mental to the hea h, safety, peace, morals, comfort and general welfare of persons resid- ing and working in t e neighborhood or be detrimental or injuri us to property or improvements in the ne4 hborhood or the gener welfare of the City, and approve Use Permit No. 18 , subject to the following conditions. 1. The development shall be in s bstantial conformance with the approved lot plan and floor plan. 2. That one parking space for each 5 square fee of "net public area" in the remode ed restau- rant facility shall be maintained i the adjoining offstreet parking lot. Page 9. al INtltX �33 Planning Commission Meeting Agenda Item No. CITY OF NEWPORT BEACH November 21, 1977 TO: Planning Commission FROM: Department of Community Development SUBJECT: la ear re December 1, 1977 Plan - At the October 6, 1977 Planning Commission continued public hearing on the adoption of a Concept Plan for the Cannery Village/McFadden Square Specific Area Plan area, the Planning Commission reviewed the Concept Plans, opened the public hearing, and continued the public hearing to December 1, 1977. The purpose for continuing the public hearing was to allow time for the preparation of the first phase of the parking study of the Central Newport Beach area by the firm of Wilbur Smith and Associates. At the October 20,,1977 Planning Commission Study Session, representatives of Wilbur Smith and Associates briefed the Planning Commission on the parking study work program and data developed as of that date. The Wilbur Smith and Associates DRAFT Parking Study - Central Newport Area", dated November, 1977, is attached to this report for the Planning Commission's review. "Parking Study - Central Newport Area" The "Parking Study - Central Newport Area" was authorized by the City Council on August 22, 1977. The study has been divided into two phases: Phase I - Parking Needs, Phase II - Economic Feasibility, Phase I involved the review of the existing parking inventory and the evaluation of existing parker demand characteristics such as parker origin, purpose, location, destination, walking distance, and duration. Based on future land use and economic growth projections, prepared by staff, future parking demand characteristics were determined. The Phase I report indicates immediate and long-range parking needs by the indication of parking space deficiencies and surpluses on a block -by -block basis. The number and location of new spaces required to overcome present parking deficiencies, as well as additional spaces required to meet future needs, are shown. Phase II will evaluate alternative parking programs to overcome existing and future parking deficiencies. From this evaluation process, sites may be selected for parking development and analysis in terms of function and operation characteristics, as well as economic feasibility. Finally, Phase II will involve the development of both short and long range parking programs. Draft Report The attached "Parking Study - Central Newport Area" report of November, 1977 is the initial DRAFT report to the City. The consultant is proceeding with the development of alternative parking programs. These programs will be available for Planning Commission review at the December 15, 1977 Planning Commission Study Session. Staff has noted several discrepancies and typographical errors in the draft report and is working with the consultant to have them corrected. Suggested Action If desired, review the draft "Parking Study - Central Newport Beach" area prepared by Wilbur Smith and Associates, and its presentation on the report, then open the public hearing to all interested parties 10 TO: Planning Commission - 2 and continue the public hearing to January 5, 1977 to allow for the preparation of acceptable alternatives for meeting the existing and future parking demand within the area. DEPARTMENT OF COMMUNITY DEVELOPMENT R. V. Hogan, Director By "Y/ZL Fre Talarico Senior Planner FT:jmb Attachments (For Planning Commission Only): 1. Draft - "Parking Study - lentral Newport Beach", November, 1977. COMMISSIONERS y m t �F vx;Z l a r Place: $y Date: 0 of Newport Beach Planning Commission Meeting City Council Chambers 7:00 P.M. October 6, 1977 /. 3 3 MINUTES wog CAL INDKX Present X * X X X Arrived at 7:10 P.M. EX-OFFICIO MEMBERS R. V. Hogan, Community Development Director h Coffin, Assistant City Attorney Beni in B. Nolan, City Engineer STAFF MEMBERS James D. Hewicker, As tant Director - Planning Beverly Wood, Environmen 1 Coordinator David Dmohowski, Advance P1 ing Administrator Fred Talarico, Senior Planner Shirley Harbeck, Secretary * * * Motion X Minutes of the Regular Meeting of September , Ayes X X X X X X 1977, were approved as written. Absent X Item #1 Request to adopt a Concept Plan for the area CANNERY VILLAGE generally bounded by 32nd Street and 24th Street on the north, Balboa Boulevard and the Pacific McFADDEN S U RE Ocean on the west, 19th Street on the south, and Lower Newport Bay and the Rhine Channel on the PON_�CEPT east. — Initiated by: The City of Newport Beach CONT.TO DEC. 1 Community Development Director Hogan commented on the Specific Area Plan being established as pre- scribed by the General Plan adopted in 1973, and the need for public input in developing a satisfactory plan for the area. He further advised that any conceptual plan adopted was merely a guideline for more detailed planning and in no way restricted any changes to said conceptual plan. He also commented on the parking study presently under way as well as the need for further studies with respect to traffic circulation, parking and intensity of uses. Page 1. coMMISSIONERS 0 'o`�p�vi�QFyi ctic City October 0 of Newport Beach 6, 1977 MINUTE• you, ewn.l. Commissioner Balalis commented on the matter of economics and need for a viable plan which would not prohibit small businesses from coming Into the area. Commissioner Heather commented on the need to protect the marine industry and her reluctance at this time to tamper with the existing character of the area. Senior Planner Talarico reviewed the four original concept plans presented at the previous public hearing as well as a fifth concept plan which was prepared as a result of the public testimony received at that hearing. Public hearing was opened in connection with this matter. Milton Bren, owner of 10 lots on 30th Street, appeared before the Commission and requested clarification as to the location of the proposed 29th and 30th Streets closure. Peg Forgit, 2205 W. Balboa Boulevard, felt that the basic problem was that of traffic circulation, need for wider streets, and adequate parking facilities; that the proposed concept plans shoulc be scrapped; that a parking district should be formed; that no more commercial development be allowed in the area until the traffic and parking situations are corrected; and that new owners be required to provide required parking rather than being allowed to hide behind the "grandfather" clause. Ed Martindale, owner of a marine oriented busines<. on 30th Street, commented on the mix presently allowed and felt that the real problem was parkins, not land use or zoning. Mike Singer appeared before the Commission on behalf of his family who own 26 lots on the corner of 28th Street and Newport Boulevard. He advised that the family has spent over 40 years acquiring these lots for the purpose of a combined develop- ment and that the lots have been cleared of old rundown buildings. He objected to being placed it an industrial -marine classification and a reductii Page 2. )! I )n INORX COMMISSIONERS 9C�� 99C�09,P�0 7� G� 10 s F.p1�i�S Oy 0 0 City of Newport Beach October 6, 1977 POLL CALL in. the buildable area since it was their desire for a retail sales/office designation with the possible intent of constructing a restaurant, hotel, marine sales, or some type of high profit business. He also objected to a small parcel being placed in a public parking area because it would be stripped of any value for development. Hans Dickman commented on the traffic situation ii the area. Bob Hinch, one of the owners of 2300 Newport Boulevard, South Coast Shipyard and Design Center appeared before the Commission on behalf of Bill Blurock and 9 other partial owners of the propert; He advised of their interest in the study of the area and offered their services in an effort to help enhance the area and make•it a better place to work and live. Robert Lee, Architect, with the firm of Lee and Klages, appeared before the Commission and felt it was difficult to evaluate any of the concept plans proposed. He questioned the ultimate character desired for the area and suggested that one color be placed over the entire area which woi permit any of the existing uses to occur anywhere thus providing a unique mix of commercial and/or residential rather than designating certain uses to occur on specific lots. He also offered any assistance the City may need in planning the area The concept as proposed by Mr. Lee was briefly discussed by the Planning Commission as well as possible ways to implement such a plan. Milton Bren appeared before the Commission and commented on the parking problem in the area. Carl Akerman, property owner in the McFadden area commented on the zoning and felt that considerati should be given to the concept of shared parking based on the hours of operation, since some businesses operate only in the daytime while othe operate only at night. Planning Commission discussed the uniqueness of the area, need for more information in connection with the parking, need for additional planning and input from those who have offered their services and live and work in the area, and Page 3. MINUTES al INON X COMMISS10 9 0 City of Newport Beach October 6, 1977 MINUTES POLL CALL Wmax consideration of the concept that the 7than be planned on a neighborhood basis rat regional basis. Motion X Following discussion, Planning Commission continued All Ayes this matter to the meeting of December 1, 1977. Item N2 Request the approval of a Final Map to subdivide FINAL 9.241 acres into 11 lots for office development %W_ TUCT and one common area lot to be developed for park- 11_ ing, ingress and egress and landscape areas. Location: A portion of Lot 10, Tract No. 7953, APPROVED CONDI- located on the northwesterly side of Teller Avenue, between Birch Street TrWLY and Campus Drive in Koli Center Newport. (Phase II of Tentative Map Tract No. 9626) Zone: P-C Applican - Koll Center Newport, Newport Beach Owner: Same as Applicant Engineer: Wi iamson and Schmid, Irvine Motion X Following discussioh Planning Commission approved All Ayes Final Map of Tract No. 9626, subject to the following condition: 1. That all applicable con tions of approval of Tentative Map Tract No. 9 6 shall be fulfille . Planning Commission recessed at 9:00 M. and reconvened at 9:15 P.M. Page 4. • Planning Commissio.n Meeting October 6, 1977 Agenda Item No. 1 CITY OF NEWPORT BEACH September 30, 1977 FILE COPY TO: Planning Commission NOT ltENIQYsIE FROM: Department of Community Development SUBJECT: Cannery Village/McFadden Square Specific Area Plan (Continued Background At the September 1, 1977 Planning Commission public hearing on the adoption of a Concept Plan for the Cannery Village/McFadden Square Specific Area Plan area, the Planning Commission reviewed each Concept Plan, opened the public hearing and continued the public hearing to October 6, 1977. The purpose for continuing the public hearing was to allow the general public an additional opportunity for comment on the Concept Plans and to allow staff time to develop a concensus Concept Plan proposal for Planning Commission adoption. Concept Plan V - "CP-V" A fifth Concept Plan ("CP-V") has been developed by staff based on the comments presented at the September 1, 1977 meeting. It is a modified version of Concept Plan III which appeared to have the greatest support among the alternatives presented at the meeting. Concept Plan V projects two major changes based on the testimony at the public hearing. First is the elimination of the "To,urist" ("T") designation Second, is a revision of the land use designation on the oceanfront properties between 22nd and 23rd Streets in the McFadden Square area from residential designation to a mixed use--Retail/Residential. Attached to this report is a map depicting this Concept Plan, a summary of the major features, the development intensities of each land use category, and a statistical summary (Exhibit 1). In order to facilitate a comparison of this Concept Plan with the previous proposals, all Concept Plans have been attached to this report. (Exhibits 2, 3, 4 and 5) Land Uses - Discussion At the September 1, 1977 Planning Commission meeting, the Planning Commission asked staff to prepare a list of typical uses proposed for each land use category. The following list is offered as a starting point for Planning Commission discussion, realizing that the Commission may deem it appropriate to expand or delete various uses during the course of the preparation. When detailed ordinances are introduced, the Planning Commission may wish to vary or modify the permitted uses, prohibited uses, subject many uses to use permit requirements or may wish to vary permitted uses from one sector to another. This list was developed from the list of uses reviewed by the Planning Commission at its August 18, 1977 Study Session and modified to be applicable to Concept Plan V. Retail Sales and Service: Boat sales, marine supply sales, general retail sales, auto sales and repair, animal hospitals, gasoline service stations, grocery markets, outdoor sales establishments, pet shops, public garages, theatres, used car lots, professional service establishments, appliance stores, banks, barber shops, beauty parlors, book stores, department stores, drug stores, food stores, hardware stores, nurseries, radio stores, antique stores, shoe stores, studios, tailor shops and specialty shops, restaurants, TO: Planning Commission - 2 outdoor restaurants, drive-in/take-out restaurants, drive-in facilities, launderettes, food sales, hotels, motels, room -for -rent, theatres, beach equipment rentals, boat/charter rentals and other uses which, in the opinion of the Planning Commission are of a similar nature. Office: General offices that provide direct service to the general public such as, but not limited to, banks, savings and loan associations, doctors, lawyers, accountants, engineers, architects, yacht brokers, documentation services, planners, real estate, insurance, dentists, photographic studios, and other uses which, in the opinion of the Planning Commission, are of a similar nature. Industrial/Marine: Light manufacturing, research, and fabrication, houseboat marinas, boatels, boat lettering, boat registration, boat rentals, boat yards, marine canvas and upholstery, marine carpentry, and wood work, charters, compass sales and service, documentation services, marine electrical and generating equipment and repairs, marine electronic sales and service, marine engine sales and service, fiber glass repairs and supplies, fishing supplies and equipment, flags, emblems, trophies, fuel docks, marine hardware equipment and supplies, holding tank installation and service, sailing/boating instruction, marine insurance, launching and hoists, boat sales and leasing, boat maintenance and repair, mast and rigging supplies and service, nautical charts, nautical instruments, nautical decor, marine plumbing and water systems, publicatiohs - nautical, fabrication and maintenance of pulpits and rails, marine surveyors, underwater services, yacht brokers, yacht clearance, propeller sales and repair, and other uses which, in the opinion of the Planning Commission, are of a similar nature. Residential: Single-family homes, duplexes, and apartments. Combined Uses: When mixed uses are shown on the Concept Plan map, the uses listed above for both categories would apply. Finally, it should be noted, the Planning Commission may wish during Phase III of Specific Plan preparation to establish development standards that vary for the same use from area to area or vary between land use categories within the same area. Suggested Action Conduct public hearing, and on the basis of public testimony, direct staff to make such changes and refinements to Concept Plan V as desired. Staff suggests further that if desired the Planning Commission approve Concept plan V for the Cannery Village/McFadden Square Specific Area Plan area as a basis for the development of Phase III detailed plan zoning requirements, and the City's Local Coastal Plan. DEPARTMENT OF COMMUNITY DEVELOPMENT R. V. Hogan, Director By _ ',LGa/L�rLI<l� Fred Talarico Senior Planner FT:jmb Attachments: 1) Exhibit 1 - Cannery Plan V ("CP-V") 2) Exhibit 2 - Cannery Plan I ("CP-I") 3) Exhibit 3 - Cannery Plan II ("CP-II") 4) Exhibit 4 - Cannery Plan III ("CP-III") 5) Exhibit 5 - Cannery Plan IV ("CP-IV") Village/McFadden Square Concept Village/McFadden Square Concept Village/McFadden Square Concept Village/McFadden Square Concept Village/McFadden Square Concept 3. y CNERY VILLAGE/MCFADDEN SQUAD SPECIFIC AREA PLAN CONCEPT PLAN V A Retail/Office with Incentive Residential Retail/Residential Parking (Public Off -Street and Private Off -Street with Agreements) Landscaped Areas Industrial/Marine-Related STATISTICAL SUMMARY - "CP-V" Retail Sales 352,817 Sq. Ft. Floor Area Office 145,950.8 Sq. Ft. Floor Area Marine/Industrial 199,162.05 Sq. Ft. Floor Area Hotel/Motel 13 Rooms Residential 396 Units DEVELOPMENT INTENSITIES - "CP-V" Residential Retail Sales Office Industrial/Marine Commercial/Residential Commercial/Office Commercial/Office with Incentive *Details to be developed in Phase III * 5 x Buildable .5 x Buildable 1.0 x Buildable Generally, for each 2700 sq. ft. of lot area, one dwelling unit and 1000 sq. ft. of commercial.* .5 x Buildable and an additional .5 x Buildable for Marine -Related Uses EXHIBIT NO. 1 0 MAJOR FEATURES - "CP-V" 1) The separation of existing residentially -zoned and developed areas from the commercial areas, in order to encourage their revitalization and stabilize their character, would be accomplished by buffering the duplex areas with landscaping and land uses compatible with both residential areas and adjacent uses to the greatest extent possible. Further, it is suggested that through - traffic be eliminated from residential streets where feasible. Public rights -of -ways would be planted with appropriate street trees. 2) Concept Plan V would provide for the preservation of existing marine -related uses (by rezoning those parcels immediately adjacent to the bay to a Specific Plan District zone that would prohibit non -marine service and repair uses). Additionally, those parcels presently zoned industrially and not restricted to marine service and repair uses would be given development intensity incentives for providing marine -related uses. This preservation of marine uses is consistent with the goals for the Cannery Village area established by the Land Use Element of the General Plan. 3) Concept Plan V ("CP-V") would attempt to provide for the revitalization of the specialty commercial uses in the Cannery Village. This would be accomplished through a rezoning to provide for an economically -viable redevelopment of many of the marginal uses. This commercial/residential zoning should also provide an interesting contrast to other specialty shopping areas and alternative life styles for both residential and commercial tenants. 4) Concept Plan V would call for investigating possible changes to the circulation system and the establishment of public off-street parking, perhaps utilizing a parking district approach. The circulation system changes might include the closing and landscaping of 21st Street between Ocean Front Avenue and Balboa Boulevard, the possible closing of 29th and 30th Streets to through -traffic between Newport Boulevard and Balboa Boulevard, and the inclusion of the end of the streets adjacent to Newport Boulevard in off-street parking lots. The provision of off-street public parking would encourage the redevelopment of many of the small lots in the Cannery Village area. 5) Concept Plan V also assumes the implementation of Circulation Element plans for the Cannery Village/McFadden Square area. This involves improving Newport Boulevard to a major roadway between 30th Street and 32nd Street and improving 32nd Street to a secondary roadway between LaFayette Avenue and Newport Boulevard. 32nd Street would be improved on the southeast side between LaFayette Avenue and Villa Way and on the City Hall side from Villa Way to Newport Boulevard. Precise alignments would be developed during Phase 1I1'of the Specific Area Plan. 5. • CANNERY VILLAGE/MCFADDEN SQUARE >> SPECIFIC AREA PLAN CONCEPT PLAN I 5AI.boA nr-1 nF A Retail/Office B Retail Sales Residential Retail/Residential Parking (Public Off -Street and Private Off -Street with Agreements) Landscaped Areas Tourist Commercial Industrial and Marine - Related Uses �� "Ail STATISTICAL SUMMARY - "CP-I" Retail Sales Office Industrial Restaurant Hotel/Motel Residential Tourist Commercial 212,245 Sq. Ft. Floor Area 100,310.8 Sq. Ft. Floor Area 245,100.8 Sq. Ft. Floor Area 35,874.0 Sq. Ft. Floor Area 13 Rooms 403 Units 37,200 Sq. Ft. Floor Area DEVELOPMENT INTENSITIES - "CPI" Residential Retail Sales Office Industrial Restaurants Hotel/Motel Tourist Commercial Commercial/Residential Commercial/Office "Per Existing Zoning" .5 x Buildable .5 x Buildable 1.0 x Buildable (Existing Uses) (Existing Uses) .5 x Buildable 1,000 Sq. Ft. Per Parcel (Existing) 1 DU Per Parcel (Existing) .5 x Buildable EXHIBIT NO. 4 MAJOR FEATURES - "CPT" 1) The separation of existing residentially -zoned and developed areas from the commercial areas, in order to encourage their revitalization and stabilize their character, would be accomplished by buffering the duplex areas with landscaping and land uses compatible with both residential areas and adjacent uses to the greatest extent possible. Further, it is suggested that through - traffic be eliminated from residential streets where feasible. Public rights -of -ways would be planted with approporate street trees. 2) Concept Plan I would provide for the preservation of existing marine -related uses (by rezoning these parcels to a Specific Plan District zone that would prohibit non -marine service and repair uses). This preservation of marine uses is consistent with the goals for the Cannery Village area established by the Land Use Element of the General Plan. 3) Concept Plan I would restrict those parcels immediately adjacent to the beach to tourist -related activities. This also would be accomplished through a specific plan zoning designation. The tourist -related zone would require sensitive consideration of the special opportunities and constraints exhibited by these beach visitor related areas. 4) Concept Plan I ("CP-I") would attempt to provide for the revitalization of the specialty commercial uses in the Cannery Village. This would be accomplished through a rezoning to provide for an economically -viable redevelopment of many of the marginal uses. This commercial/residential zoning should also provide an interesting contrast to other specialty shopping areas and alterna- tive life styles for both residential and commercial tenants. 5) Concept Plan I would call for investigating possible changes to the circulation system and the establishment of public off-street parking, perhaps utilizing a parking district approach. The circulation system changes might include the closing and landscaping of 21st Street between Ocean Front Avenue and Balboa Boulevard, the possible closing of 29th and 30th Streets to through -traffic between Newport Boulevard and Balboa Boulevard, and the inclusion of the end of the streets adjacent to Newport Boulevard in off-street parking lots. The provision of off-street public parking would encourage the redevelopment of many of the small lots in the Cannery Village area. 6) Concept Plan I also assumes the implementation of Circulation Element plans for the Cannery Village/McFadden Square area. This involves improving Newport Boulevard to a major roadway between 30th Street and 32nd Street and improving 32nd Street to a secondary roadway between LaFayette Avenue and Newport Boulevard. 32nd Street would be improved on the southeast side between LaFayette Avenue and Villa Way and on the City Hall side from Villa Way to Newport Boulevard. Precise alignments would be developed during Phase III of the Specific Area Plan. 7' 0 I` 0• CANNERY VILLAGE/MCFADDEN SQUARE SPECIFIC AREA PLAN CONCEPT PLAN II A Retail/Office with Incentive B Retail Sales C Office D Residential Retail/Residential Parking (Public Off -Street and Private Off -Street with Agreements) Landscaped Areas Tourist Commercial Industrial and Marine - Related Uses " , .• 11 , J;I .J1 • ' I L� � Ii L��,., PAa{VUi 049044 STATISTICAL SUMMARY - "CPII" Retail Sales Office Industrial Restaurant Hotel/Motel Residential Tourist Commercial 299,255.5 Sq. Ft. Floor Area 165,950.3 Sq.'Ft. Floor Area -0- 35,874.0 Sq. Ft. Floor Area 13 Rooms 403 Units 37,200 Sq. Ft. Floor Area DEVELOPMENT INTENSITIES - "CPII" Residential Retail Sales Office Restaurants Hotel/Motel Tourist Commercial Commercial/Residential Commercial/Office Commercial/Office with Incentive "Per Existing Zoning" .5 x Buildable .5 x Buildable (Existing Uses) (Existing Uses) .5 x Buildable 1,000 Sq. Ft. Per Parcel (Existing) 1 DU Per Parcel (Existing) .5 x Buildable .5 x Buildable and additional .5 x Buildable for Marine - Related Uses EXHIBIT NO. 5 0 0 'r , e. MAJOR FEATURES - "CRII" 1) The separation of existing residentially -zoned and developed areas from the commercial areas, in order to encourage their revitalization and stabilize their character, would be accomplished by buffering the duplex areas with landscaping and land uses compatible with both residential areas and adjacent uses to the greatest extent possible. Further, it is suggested that through - traffic be eliminated from residential streets where feasible. public rights -of -ways would be planted with approporate street trees. 2) Concept Plan II would provide for the preservation of existing marine -related uses by providing for development intensity incentives for those parcels providing marine -related uses. This preservation of marine uses is consistent with the goals for the Cannery Village area established by the Land Use Element of the General Plan. 3) Concept Plan lIwould restrict those parcels immediately adjacent to the beach to tourist -related activities. This also would be accomplished through a specific plan zoning designation. The tourist -related zone would require sensitive consideration of the special opportunities and constraints exhibited by these beach visitor related areas. 4) Concept Plan II ("CPII") would attempt to provide for the revitalization of the specialty commercial uses in the Cannery Village. This would be accomplished through a rezoning to provide for an economically -viable redevelopment of many of the marginal uses. This commercial/residential zoning should also provide an interesting contrast to other specialty shopping areas and alterna- tive life styles for both residential and commercial tenants. 5) Concept Plan II would call for investigating possible changes to the circulation system and the establishment of public off-street parking, perhaps utilizing a parking district approach. The circulation system changes might include the closing and landscaping of 21st Street between Ocean Front Avenue and Balboa Boulevard, the possible closing of 29th and 30th Streets to through -traffic between Newport Boulevard and Balboa Boulevard, and the inclusion of the end of the streets adjacent to Newport Boulevard in off-street parking lots. The provision of off-street public parking would encourage the redevelopment of many of the small lots in the Cannery Village area. 6) Concept Plan II also assumes the implementation of Circulation Element plans for the Cannery Village/McFadden Square area. This involves improving Newport Boulevard to a major roadway between 30th Street and 32nd Street and improving 32nd Street to a secondary roadway between LaFayette Avenue and Newport Boulevard. 32nd Street would be improved on the southeast side between LaFayette Avenue and Villa Way and on the City Hall side from Villa Way to Newport Boulevard. Precise alignments would be developed during Phase III of the Specific Area Plan. 9 CAORY VILLAGE/MCFADDEN SQUAB SPECIFIC AREA PLAN CONCEPT PLAN III rip . ,L_ L �r A Retail/Office with Incentive B Retail Sales C Office D Residential F Retail/Residential Parking (Public Off -Street and Private Off -Street with Agreements) Landscaped Commercial Industrial and Related Uses L: �LJ 1 I'=4 I . STATISTICAL SUMMARY - "CP-III" Retail Sales Office Marine/Industrial Restaurant Hotel/Motel Residential Tourist Commercial 272,743 Sq. Ft. Floor Area 145,950.8 Sq. Ft. Floor Area 199,162.05 Sq. Ft. Floor Area 35,874.0 Sq. Ft. Floor Area 13 Rooms 403 Units 37,200 Sq. Ft. Floor Area DEVELOPMENT INTENSITIES - "CP�III" Residential Retail Sales Office Industrial/Marine Restaurants Hotel/Motel Tourist Commercial Commercial/Residential Commercial/Office Commercial/Office with Incentive "Per Existing Zoning" .5 x Buildable .5 x Buildable 1.0 x Buildable (Existing Uses) (Existing Uses) .5 x Buildable 1,000 Sq. Ft. Per Parcel (Existing) 1 DU Per Parcel (Existing) .5 x Buildable .5 x Buildable and Additional .5 x Buildable for Marine - Related Uses EXHIBIT NO. 6 IU. MAJOR FEATURES - "CPIII" 1) The separation of existing residentially -zoned and developed areas from the commercial areas, in order to encourage their revitalization and stabilize their character, would be accomplished by buffering the duplex areas with landscaping and land uses compatible with both residential areas and adjacent uses to the greatest extent possible. Further, it is suggested that through - traffic be eliminated from residential streets where feasible.- Public rights -of -ways would be planted with appropriate street trees. 2) Concept Plan III would provide for the preservation of existing marine -related uses (by rezoning those parcels immediately adjacent to the bay to a Specific Plan District zone that would prohibit non -marine service and repair uses). Additionally, those parcels presently zoned industrially and not restricted to marine service and repair uses would be given development intensity incentives for providing marine -related uses. This preservation of marine uses is consistent with the goals for the Cannery Village area established by the Land Use Element of the General Plan. 3) Concept Plan III would restrict those parcels immediately adjacent to the beach to tourist -related activities. This also would be accomplished through a specific plan zoning designation. The tourist -related zone would require sensitive consideration of the special opportunities and constraints exhibited by these beach visitor related areas. 4) Concept Plan III ("CP-III") would attempt to provide for the revitalization of the specialty commercial uses in the Cannery Village. This would be accomplished through a rezoning to provide for an economically -viable redevelopment of many of the marginal uses. This commercial/residential zoning should also provide an interesting contrast to other specialty shopping areas and alterna- tive life styles for both residential and commercial tenants. 5) Concept Plan III would call for investigating possible changes to the circulation system and the establishment of public off-street parking, perhaps utilizing a parking district approach. The circulation system changes might include the closing and landscaping of 21st Street between Ocean Front Avenue and Balboa Boulevard, the possible closing of 29th and 30th Streets to through -traffic between Newport Boulevard and Balboa Boulevard, and the inclusion of the end of the streets adjacent to Newport Boulevard in off-street parking lots. The provision of off-street public parking would encourage the redevelopment of many of the small lots in the Cannery Village area. 6) Concept Plan III also assumes the implementation of Circulation Element plans for the Cannery Village/McFadden Square area. This involves improving Newport Boulevard to a major roadway between 30th Street and 32nd Street and improving 32nd Street to a secondary roadway between LaFayette Avenue and Newport Boulevard. 32nd Street would be improved on the southeast side between LaFayette Avenue and Villa Way and on the City Hall side from Villa Way to Newport Boulevard. Precise alignments would be developed during Phas-e III of the Specific Area Plan. 0 O CANNERY VILLAGE/MCFADDEN SQUARE SPECIFIC AREA PLAN CONCEPT PLAN IV B. Retail Sales D. Residential G. Parking (Public Off -Street and Private Off -Street with Agreements) H. Landscaped Areas �. Industrial and Marine - Related Uses YA1.40A $LV0. F A (. I F I L O6 F./.N STATISTICAL SUMMARY - "CP-IV" Retail Sales 421,048 Sq. Ft. Floor Area Marine/Industrial 245,100.8 Sq. Ft. Floor Area Residential 352 Units DEVELOPMENT INTENSITIES - "CP-IV" Residential "Per Existing Zoning" Retail Sales .5 x Buildable Industrial/Marine 1.0 x Buildable EXHIBIT NO. 7 0 0 --# ,i z MAJOR FEATURES - "CP-IV" 1) The separation of existing residentially -zoned and developed areas from the commercial areas, in order to encourage their revitalization and stabilize their character, would be accomplished by buffering the duplex areas with landscaping and land uses compatible with both residential areas and adjacent uses to the greatest extent possible. Further, it is suggested that through - traffic be eliminated from residential streets where feasible. Public rights -of -ways would be planted with appropriate street trees. 2) Concept Plan IV would provide for the preservation of existing marine -related uses (by rezoning those parcels immediately adjacent to the bay to a Specific Plan district zone that would prohibit non -marine service and repair uses). This preservation of marine uses is consistent with the goals for the Cannery Village area established by the Land Use Element of the General Plan. 3) Concept Plan IV would establish broad land use categories (i.e., Commercial/Industrial/Residential) and allow for the adoption of policy statements to guide the development of detailed zoning ordinances. 4) Concept Plan IV would call for investigating possible changes to the circulation system and the establishment of public off-street parking, perhaps utilizing a parking district approach. The circulation system changes might include the closing and landscaping of 21st Street between Ocean Front Avenue and Balboa Boulevard, the possible closing of 29th and 30th Streets to through -traffic between Newport Boulevard and Balboa Boulevard, and the inclusion of the end of the streets adjacent to Newport Boulevard in off-street parking lots. The provision of off-street public parking would encourage the redevelopment of many of the small lots in the Cannery Village area. 5) Concept Plan IV also assumes the implementation of Circulation Element plans for the Cannery Village/McFadden Square area. This involves improving Newport Boulevard to a major roadway between 30th Street and 32nd Street and improving 32nd Street to a secondary roadway between LaFayette Avenue and Newport Boulevard. 32nd Street would be improved on the southeast side between LaFayette Avenue and Villa Way and on the City Hall side from Villa Way to Newport Boulevard. Precise alignments would be developed during Phase III of the Specific Area Plan. COMMISSIONERS T oti City of Newport Beach September 1, 1977 MINUTES ROLL C All Ayes 12 square feet in area which advertises the sale, rental or lease of the premises upon h the sign is located. Such sign may show only telephone number of the owner or his agent, but 11 not show the name, address, telephone numbe , r any other description or identification o person, firm or corporation. The original motion as amended was then vote and carried. INOIM Item #11 Request to adopt a Concept Plan for the area CANNERY VILLAGE/ generally bounded by 32nd Street and 24th Street McF DDEN on the north, Balboa Boulevard and the Pacific S�� Ocean on the west, 19th Street on the south, and the Rhine Channel on the CT Lower Newport Bay and PLAN east. — Initiated by: The City of Newport Beach 0 CONT. Senior Planner Talarico reviewed Concept Plans I, II, III, and IV and advised of a parking needs and economic feasibility study presently under way by Wilbur Smith and Associates. Public hearing was opened in connection with this matter. Lois 'Carr, owner of property at 208 - 29th Street questioned the closing of 29 and 30th Streets as well as the landscaping buffer, parking assessment districts, and more signalized intersections. Staff advised that at this point no details had been worked out and the purpose of the public hearing was to determine whether or not there was support for any of the various concept plans or parts thereof. Linda Jacobs, resident at 20th Street and Balboa Boulevard, with a business at 30th Street and Newport Boulevard, questioned the effect of the closing of 29th and 30th Streets on access to the businesses and the possibility of more free Page 15. COMMISSIONERS City of Newport Beach MINUTES September 1, 1977 NOLL CALL parking in the area. She also questioned the possibility of more public transportation or tram service to the facilities on the peninsula. Staff advised that the intent of the closure was i keep traffic but of the residential area and that studies were presently under way relative to the parking and transportation problems. Al Boa, 1908 Court Street, disagreed with the concept of redevelopment and felt that people should be discouraged from coming into the area ar that parks should be constructed on vacant properi as it became available in order to provide more open space and less density. Hans Dickman felt that the water front should be left for boat shops and marine oriented businesses Louise Newton, 1908 Ocean Front, questioned wheth( there would be any new standards adopted for redevelopment. Vivian Smythe, 2108 W. Ocean Front commented in favor of cleaning up the McFadden Square area and landscaping the alley. Ilene Rapp commented in favor of landscaping the alley in McFadden Square. Zachary Sham) 501 - 31st Street, felt that any plan adopted should encourage redevelopment of the area and that the concept of mixed residential anc commercial use was good. He commented on marine uses, parking and closing of certain street, and favored Concept Plan I11. John Shea commented on the island of residential use within the commercial area in McFadden Square and felt it should be designated residential over commercial. He also voiced concern with the designation of tourist commercial and its defini- tion. Dave Patterson, 3712 Seashore Drive, felt that the Cannery Village area was marginal and on the verge of deterioration and that parking was the key to providing a viable and profitable area. Page 16. INOtX COMMISSIONERS of Newport oti September 1,_ 1977 0 Beach MINUTES MOLL CALL INOKX Susan Staff, owner of seven lots i•n the 400 block of 29th Street questioned the continuance of existing uses which may be in conflict with an adopted Specific Area Plan and was advised that existing uses would be allowed to continue until such time as redevelopment may be proposed by the property owner. Betty Blakesly, owner of the "Intrigue" shop at 29th and Lafayette, advised of her preference for catering to the local residents rather than the tourists. Adele Mallory, Court Avenue, felt that the island of residential uses in the commercial area of McFadden Square should not be permitted and the area should be designated for commercial use on the Specific Area Plan. Linda Jacobs felt that the peninsula should be geared more towards the people who live and work in the area rather than towards the tourist trade. 'Peg Forgit, 2205 W. Balboa Boulevard commented on her experience with residential over commercial and advised there was nothing substandard about this way of living especially if the property was well maintained. There being no others desiring to appear and be Motion X heard at this time, motion was made to continue All Ayes the public hearing to the meeting of October 6, 1977, at 7:00 P.M. Item #12 Progress Report in connection with Use Permit No. PROGRESS RMTR7 UP-'I-7,f7 717 o.f Richard Lee Lawrence in McFadden Square w ' was a request to permit the remodeling of an existin ommercial building that will include (1) the est .shment of a new "take-out" restau- ACCEPTED rant, (2) the ex sion of the existing "Alley West" Restaurant wi xisting on -sale alcoholic beverages with.in 200 feet a residential district and (3) the establishment of a w 2 story cocktail lounge with live entertainment, da ' g and on -sale alcoholic beverages within 200 feet of esidentia Page 17. COMMISSIONERS Motion All Ayes 0 City of Newport Beach September 1, 1977 MINUTES district, and (4) a waiver of the required parkinc spaces. Location: Lot 19, Mock 21, Newport Beach Trac located at 2106 West Ocean Front on the northwesterly corner of West Ocean Front and McFadden Place, in McFadden Square. ne: C-1 A 'cant: Richard Lee Lawrence, Newport Beach Owner: Same as Applicant X In view o the City Attorney s report, motion was made that anning Commission accept the progress report previ sly made in connection with this matter. ADDITIONAL BUSINESS. Chairman Heather appoi ed Commissioner Frederick as liaison to the Commun ty Development Citizens Advisory Committee. There being no further business Planning Commiss adjourned the meeting. Time: 1 :06 P.M. PAUL L. BALALIS, Secretary Planning Commission City of Newport Beach Page 18. so INDKX Planning Commission Meeting Agenda Item No CITY OF NEWPORT BEACH August 23, 1977 TO: Planning Commission FROM: Department of Community Development September 1, 1977 11 FILE COPY SUBJECT: Cannery Village/McFadden Square Specific Area Plan Background Do tQoT REMOVE The purpose of the September 1, 1977 Planning Commission public hearing on Concept Plans I, II, III and IV ("CP-1", "CP-II",• "CP-III" and "CP-IV") for the Cannery Village/McFadden Square Specific Area Plan area is to allow the property owners, businessmen, residents of th'e area; and the general public an opportunity to (1) become informed of the planning process being used to develop the Cannery Village/McFadden Square Specific Area Plan, (2) to review the information collected and reports published in conjunction with the Specific Plan's development, and (3) to allow those present at the public hearing an opportunity to comment on the concept plans for the area that have been developed by the Planning Commission. Notice of this public hearing was published in the Newport Harbor Ensign on August 18, 1977, and mailed to 707 property owners, businessmen, residents and other interested citizens on August 22, 1977. Location of the Planning A The area included in this planning project is bounded generally by 32nd Street and 24th Street on the north, Balboa Boulevard and the Pacific Ocean on the west, 19th Street on the south, and lower Newport Bay and the Rhine Channel on the east. The area is shown on Exhibit No. 1 (attached) and was mailed on the reverse side of the notice of this Public hearing to all interested parties. General Plan Direction State law requires that each city prepare and adopt a long-range comprehensive General Plan for the physical development of the city. The City of Newport Beach has complied with state law and has adopted nine elements which -comprise the Newport Beach General Plan. These elements establish the City's policy in regard to the Cannery Village/ McFadden Square Specific Area Plan area. State law further provides that specific plans may be prepared to implement the objectives of the General Plan. Several elements of the Newport Beach General Plan contain policy statements that relate to the development of the Cannery Village/ McFadden Square Specific Area P1'an. A detailed review of present policies relating to the planning area is included in the "Cannery Village/McFadden Square Specific Area Plan - Phase I: Research Report" which was presented'to the Planning Commission in February, 1977, (Pages 20 - 40). It is the Land Use Element of the Newport Beach General Plan that directed that a "specific plan" for the "Cannery Village/McFadden Square" area be prepared, stating: "The Cannery Village industrial, marine service, and specialty shop area and the McFadden Square area have been designated as a mixture of "Recreational and Marine Commercial" and industrial land use. This area shall be preserved and enhanced by: (1) prohibiting the encroachment of separate residential uses; (2) developing a "Specific Area Plan" to resolve existing orientation, access and parking problems, and improve the visual environment; and (3) development of a plan and program to preserve the marine repair and service uses in the Cannery Village area.'" 0 X- To: Planning Commission - 2 Planning Process In order to develop the Cannery Village/McFadden Square Specific Area Plan, the Planning Commission developed a work program for the plan's preparation. A copy of the "Cannery Village/McFadden Square Specific Area Plan Program" is attached to this report (Exhibit ). The work program divided the plan's preparation into the following three phases. Phase I The first phase of the plan's preparation completed in February, 1977, involved the development of a report, "Cannery Village/McFadden Square Specific Area Plan - Phase I: Research Report", which (1) reviewed the existing City policy toward development in the planning area; (2) analyzed the existing natural environmental features of the area; and (3) reviewed the urban features of each sector of the overall planning area. This report provided the data base for the second phase of the Specific Plan's preparation and it is anticipated that it will provide a major portion of the information that will be needed for the Environmental Impact Report for the Specific Plan. Copies of this report are available for review at the City Hall - Department of Community Development - Advance Planning Division. Phase II The second phase of the plan's preparation involves the adoption of an overall concept plan for the Cannery Village/McFadden Square area. In conjunction with the review and ultimate approval of a Concept Plan, a report was prepared and submitted to the Planning Commission in May, 1977, ("Cannery Village/McFadden Square Specific Area Plan - Phase II Report"). This report outlined an initial concept plan for the Planning Commission's review. The Planning Commission reviewed this information at its July 21, 1977 and August 4, 1977 study session meetings and asked that additional concept plans be prepared ("CP-II" and "CP-III"). These two concept plans were reviewed at the August 18, 1977 Planning Commission study session. At the August 18, 1977 Planning Commission study session, the Commission directed that a fourth concept plan be prepared prior to the September 1, 1977 public hearing ("CP-IV"). It is intended that after adoption of one concept plan by the Planning Commission, subsequent to public review and comment, that this adopted plan establish overall land use, circulation and development intensity standards upon which more -detailed Specific Area Plans for individual areas can be developed. Phase III The third phase of the plan's preparation will involve the development and adoption of detailed Specific Plans for each sector of the overall planning area. Attached to this report (Exhibit 3) is a map indicating the subareas that this phase will address individually. These sector Specific Plans will include new zoning ordinances, improve- ments to the local circulation system, parking, and capitol improvement plans. As previously indicated, they will be based on the policies established by the Planning Commission in adopting a single overall concept plan. Concept Plans Attached to this report are copies of four concept plans developed by staff at the direction of the Planning Commission, (Exhibits 4 through 7). These attachments include a map depicting each concept, the development intensities of each land use category depicted on the Concept Plan and a summary of the major features of each concept. Concept Plan I Concept Plan I (%P-I") was developed by staff and presented to the Planning Commission in May, 1977, as a starting point for its discussion. The Planning Commission reviewed this concept plan at its July 21, 1977 and August 4, 1977 study sessions. A summary of the major features of the concept plan (%P-I") are indicated in Exhibit 4 (attached). .r V 0 • TO: Planning Commission - 3 Concept Plan II Concept Plan II ("CP-IZ") was reviewed by the Planning Commission at its August 18, 1977 study session. Concept Plan II differs from "CP-I" in that lands designated on "CP-I" for "Industry and Marine Related Uses" are designated on "CP-II" for "Commercial/Office" uses with a development intensity incentive for properties developing marine - related uses. This Concept Plan would allow the properties designated on "CP-I" for "Industrial and Marine Related Uses" to develop commercial/office uses to a maximum of .5 x the buildable area. An additional incentive of .5 x the buildable area would be allowed on a parcel for marine -related uses only and a maximum 1.0 x the buildable area would be established. Concept Plan III Concept Plan III ("CP-III") was reviewed by the Planning Commission at its August 18, 1977 study session. Concept Plan III differs from the previous concepts in that only those parcels immediately adjacent to the bay would be restricted to marine -related uses. The remainder of the land designated on "CP-I" for "Industrial and Marine Related Uses" would be designated for "Commercial/Office" uses with the development incentive provision for marine -related uses described in "CP-II" above. Concept Plan IV Concept Plan IV ("CP-IV") was developed based on Planning Commission discussion at the August 18, 1977 study session. "CP-IV" differs from the three previous plans in that only broad major land use classifications (i.e., commercial, residential, industrial) are depicted on the concept plan map. "CP-IV" would allow the Planning Commission to adopt policy statements (as opposed to previous concept plans' land use designation method) to guide the preparation of the more -detailed Specific Plans for each area. Policy statement might include encouraging the redevelop- ment of various areas through incentives (either floor area bonuses or mixed use developments) or indications on appropriate uses for various sectors of the planning area. It is intended that during Phase III of the Specific Plan's development that a more -detailed allocation of proposed use be accomplished through the zoning ordinances to be adopted during this final phase. Retail Sales Office Marine/Industrial Restaurant Hotel/Motel Residential Tourist/Commercial STATISTICAL COMPARISON - CONCEPT PLANS "CP-.III "CP-II" "CP-II'I" 212,245 sq. ft. 100,310.8 sq. ft 245,100.8 sq. ft 35,874.0 sq. ft 13 Rooms 403 Units 37,200 sq. ft. 299,255.5 sq. ft 165,950.3 sq. ft IN 35,874.0 sq. ft. 13 Rooms 403 Units 37,200 sq. ft. 272,743 sq. ft. 145,950.8 sq. ft. 199,162.05 sq. ft 35,874.0 sq. ft. 13 Rooms 403 Units 37,200 sq. ft. NOTE: IStatistics indicate total floor area unless otherwise noted. "C.P-IV" 421 ,028, sq. ft.' 245,100.8 sq. ft. 352 Units 2A portion of the floor area allocated to retail sales and to office uses in "CP-II" and "CP-III" would be restricted to marine -related uses only. 3It is not possible to further define sq. ft. of floor area in "CP-IV" beyond the above until such time as more -detailed policies are established. Y TO: Planning Commission - 4 Suggested Action Conduct public hearing, and on the basis of public testimony, direct staff to make such changes and refinements to the Cannery Village/ McFadden Square Concept Plans ("CP-1", "CP-II", "CP-III" and "CP-IV") as desired. Staff suggests further that the public hearing be continued to the Planning Commission evening meeting of September 15, 1977, for the adoption of a concept plan. DEPARTMENT OF COMMUNITY DEVELOPMENT R. V. Hogan, Director Byj Ile red Ta arico Senior Planner FT:jmb Attachments: 1) Exhibit 1 - Cannery Village/McFadden Square Specific Area Plan - Planning Area Boundary. 2) Exhibit 2 - Cannery Village/McFadden Square Specific Area Plan Program. 3) Exhibit 3 - Cannery Village/McFadden Square Specific Area Plan - Sectors for Detailed Phase III Specific Plans. 4) Exhibit 4 - Cannery Village/McFadden Square Concept Plan I ("CP-1"). 5) Exhibit 5 - Cannery Village/McFadden Square Concept Plan II ("CP-II" 6) Exhibit 6 - Cannery Village/McFadden Square Concept Plan III ("CP-III"). 7) Exhibit 7 - Cannery Village/McFadden Square Concept Plan IV ("CP-IV"). lk� ,y Y • l The overall planning area has been divided into four subareas for research purposes and for the development of individual portions of the Specific Area Plan. ._seet M. k'4 i Boulevard Sector "A" = Cannery Village Sector "B" = The Bayfront Sector "C" = McFadden Square Sector "D" = Newport/Balboa Boulevard's Triangle ` EXHIBIT NO. 3 0 J% P T 0 F A (, I P I G O f f- A N (,A,NN&g:f YILLAGE / M- pkDVEty SQup4zs, SpEUFIG AREA PLM b0UNDAR4 OF PL4NNNINI4 Aitgh L1CD pENlrlsul?, a-Ff-4i mlmmm� 6ai " CIVKIClf to- 0 RESEARCH REPORT . Covers entire Cannery Village/ McFadden Square Area, plus, Lido Peninsula . Includes "Descrip- tion of existing environ- mental conditions" Staff Report to Planning Commission February 1977 IN CANNERY VILLAGE/MCFADDEN SQUARE Specific Area Plan Program AREAWIDE GENERAL CONCEPT PLAN Land Use intensity Intensity . Circulation To be discussed at public study sessions and approved by Planning Commission, only as a basis deve- lopment of individual sector plans Staff Report 5 Draft Concept Plan to Planning Commission W7 PRELIMINARY SPECIFIC PLANS - By Sectors Includes: 1. Circu- lation, Parking, Public Improve- ments 2. Zoning . Start with Cannery Vil- lage (Area "A") L_j PUBLIC REVIEW OF PRELIMIN- ARY. SPECIFI PLAN Public hearings before Planning Commis- sion L_j FINAL SPECIFIC PLAN . Revis- ions and referen- ces based on public hearings . Includes environ- mental impacts, mitigation measures, alterna- tives, (as required by CEQA) PUBLIC REVIEW OF FINAL SPECIFIC PLAN AND ADOPTION . Public hearings before Planning Commission and City Council . Circu- lation, Parking, Public Improve- ments Plan Adopted by Reso- lution . Zoning Adopted by Ordinance r .4 T CANNERY VILLAGE/MCFADDEN SQUARE -- '1 1- if 1 r 1[ -1 nr--] SPECIFIC AREA PLAN CONCEPT PLAN I A Retail/Office B Retail Sales C Office D Residential F Retail/Residential G Parking (Public Off -Street and Private Off -Street with Agreements) H Landscaped Areas I Tourist Commercial J Industrial and Marine - Related Uses �a Iilllll� �n � ©_ �►,� �� ..� STATISTICAL SUMMARY - "CP-I" Retail Sales Office Industrial Restaurant Hotel/Motel Residential Tourist Commercial 212,245 Sq. Ft. Floor Area 100,310.8 Sq. Ft. Floor Area 245,100.8 Sq. Ft. Floor Area 35,874.0 Sq. Ft. Floor Area 13 Rooms 403 Units 37,200 Sq. Ft. Floor Area DEVELOPMENT INTENSITIES - "CP-I" Residential Reta-il Sales Office Industrial Restaurants Hotel/Motel Tourist Commercial Commercial/Residential Commercial/Office "Per Existing Zoning" .5 x Buildable .5 x Buildable 1.0 x Buildable (Existing Uses) (Existing Uses) .5 x Buildable 1,000 Sq. Ft. Per Parcel (Existing) 1 DU Per Parcel (Existing) .5 x Buildable EXHIBIT NO. 4 _, MAJOR FEATURES - "CP-I" 1) The separation of existing residentially -zoned and developed areas from the commercial areas, in order to encourage their revitalization and stabilize their character, would be accomplished by buffering the duplex areas with landscaping and land uses compatible with both residential areas and adjacent uses to the greatest extent possible. Further, it is suggested that through - traffic be eliminated from residential streets where feasible. Public rights -of -ways would be planted with approporate street trees. 2) Concept Plan I would provide for the preservation of existing marine -related uses (by rezoning these parcels to a Specific Plan District zone that would prohibit non -marine service and repair uses). This preservation of marine uses is consistent with the goals for the Cannery Village area established by the Land Use Element of the General Plan. 3) Concept Plan I would restrict those parcels immediately adjacent to the beach to tourist -related activities. This also would be accomplished through a specific plan zoning designation. The tourist -related zone would require sensitive consideration of the special opportunities and constraints exhibited by these beach visitor related areas. 4) Concept Plan I ("CP-I") would attempt to provide for the revitalization of the specialty commercial uses in the Cannery Village. This would be accomplished through a rezoning to provide for an economically -viable redevelopment of many of the marginal uses. This commercial/residential zoning should also provide an interesting contrast to other specialty shopping areas and alterna- tive life styles for both residential and commercial tenants. 5) Concept Plan I would call for investigating possible changes to the circulation system and the establishment of public off-street parking, perhaps utilizing a parking district approach. The circulation system changes might include the closing and landscaping of 21st Street between Ocean Front Avenue and Balboa Boulevard, the possible closing of 29th and 30th Streets to through -traffic between Newport Boulevard and Balboa Boulevard, and the inclusion of the end of the streets adjacent to Newport Boulevard in off-street parking lots. The provision of off-street public parking would encourage the redevelopment of many of the small lots in the Cannery Village area. 6) Concept Plan I also assumes the implementation of Circulation Element plans for the Cannery Village/McFadden Square area. This involves improving Newport Boulevard to a major roadway between 30th Street and 32nd Street and improving 32nd Street to a secondary roadway between LaFayette Avenue and Newport Boulevard, 32nd Street would be improved on the southeast side between LaFayette Avenue and Villa Way and on the City Hall side from Villa Way to Newport Boulevard. Precise alignments would be developed during Phase III of the Specific Area Plan. CANNERY VILLAGE/MCFADDEN SQUARE SPECIFIC AREA PLAN CONCEPT PLAN II A Retail/Office with Incentive B Retail Sales Residential Retail/Residential Parking (Public Off -Street and Private Off -Street with Agreements) Landscaped Areas Tourist Commercial Industrial and Marine - Related Uses j 1 l F � � liI n I-!ri 11d I Fir I ,.� I �III � J � � i• r- P#411tI4, OGEPN STATISTICAL SUMMARY - "CP-II" Retail Sales Office Industrial Restaurant Hotel/Motel Residential Tourist Commercial 299,255.5 Sq. Ft. Floor Area 165,950.3 Sq. Ft. Floor Area -0- 35,874.0 Sq. Ft. Floor Area 13 Rooms 403 Units 37,200 Sq. Ft. Floor Area DEVELOPMENT INTENSITIES - "CR-II" Residential Retail Sales Office Restaurants Hotel/Motel Tourist Commercial Commercial/Residential Commercial/Office Commercial/Office with Incentive "Per Existing Zoning" .5 x Buildable .5 x Buildable (Existing Uses) (Existing Uses) .5 x Buildable 1,000 Sq. Ft. Per Parcel (Existing) 1 DU Per Parcel (Existing) .5 x Buildable .5 x Buildable and additional .5 x Buildable for Marine - Related Uses EXHIBIT NO. 5 MAJOR FEATURES - "CRdI" 1) The separation of existing residentially -zoned and developed areas from the commercial areas, in order to encourage their revitalization and stabilize their character, would be accomplished by buffering the duplex areas with landscaping and land uses compatible with both residential areas and adjacent uses to the greatest extent possible. Further, it is suggested that through - traffic be eliminated from residential streets where feasible. Public riqhts-of-ways would be planted with approporate street trees. 2) Concept Plan II would provide for the preservation of existing marine -related uses by providing for, development intensity incentives for those parcels providing marine -related uses. This preservation of marine uses is consistent with the goals for the Cannery Village area established by the Land Use Element of the General Plan. 3) Concept Plan IIwould restrict those parcels immediately adjacent to the beach to tourist -related activities. This also would be accomplished through a specific plan zoning designation. The tourist -related zone would require sensitive consideration of the special opportunities and constraints exhibited by these beach visitor related areas. 4) Concept Plan II ("CP-II") would attempt to provide for the revitalization of the specialty commercial uses in the Cannery Village. This would be accomplished through a rezoning to provide for an economically -viable redevelopment of many of the marginal uses. This commercial/residential zoning should also provide an interesting contrast to other specialty shopping areas and alterna- tive life styles for both residential and commercial tenants. 5) Concept Plan Ilwould call for investigating possible changes to the circulation system and the establishment of public off-street parking, perhaps utilizing a parking district approach. The circulation system changes might include the closing and landscaping of 21st Street between Ocean Front Avenue and Balboa Boulevard, the possible closing of 29th and 30th Streets to through -traffic between Newport Boulevard and Balboa Boulevard, and the inclusion of the end of the streets adjacent to Newport Boulevard in off-street parking lots. The provision of off-street public parking would encourage the redevelopment of many of the small lots in the Cannery Village area. 6) Concept Plan II also assumes the implementation of Circulation Element plans for the Cannery Village/McFadden Square area. This involves improving Newport Boulevard to a major roadway between 30th Street and 32nd Street and improving 32nd Street to a secondary roadway between LaFayette Avenue and Newport Boulevard. 32nd Street would be improved on the southeast side between LaFayette Avenue and Villa Way and on the City Hall side from Villa Way to Newport Boulevard. Precise alignments would be developed during Phase III of the Specific Area Plan. ,1A, " 4 CARY VILLAGE/MCFADDEN SQUARO SPECIFIC AREA PLAN CONCEPT PLAN III l . A Retail/Office with Incentive B Retail Sales Residential Retail/Residential Parking (Public Off -Street and Private Off -Street with Agreements) Landscaped Areas Tourist Commercial Industrial and Marine - Related Uses f R051 J/,&: �JL: L-it `-� Leh , PAf,lVIG 069044 STATISTICAL SUMMARY - "CP-III" Retail Sales Office Marine/Industrial Restaurant Hotel/Motel Residential Tourist Commercial 272,743 Sq. Ft. Floor Area 145,950.8 Sq. Ft. Floor Area 199,162.05 Sq. Ft. Floor Area 35,874.0 Sq. Ft. Floor Area 13 Rooms 403 Units 37,200 Sq. Ft. Floor Area DEVELOPMENT INTENSITIES - "CPIII" Residential Retail Sales Office Industrial/Marine Restaurants Hotel/Motel Tourist Commercial Commercial/Residential Commercial/Office Commercial/Office with Incentive "Per Existing Zoning" .5 x Buildable .5 x Buildable 1.0 x Buildable (Existing Uses) (Existing Uses) .5 x Buildable 1,000 Sq. Ft. Per Rarcel (Existing) 1 DU Per Parcel (Existing) .5 x Buildable .5 x Buildable and Additional .5 x Buildable for Marine - Related Uses EXHIBIT NO. 6 6 MAJOR FEATURES - "CP-III" 16 *'V(*. 1) The separation of existing residentially -zoned and developed areas from the commercial areas, in order to encourage their revitalization and stabilize their character, would be accomplished by buffering the duplex areas with landscaping and land uses compatible with both residential areas and adjacent uses to the greatest extent possible. Further, it is suggested that through - traffic be eliminated from residential streets where feasible.- Public rights -of -ways would be planted with appropriate street trees. 2) Concept Plan III would provide for the preservation of existing marine -related uses (by rezoning those parcels immediately adjacent to the bay to a Specific Plan District zone that would prohibit non -marine service and repair uses). Additionally, those parcels presently zoned industrially and not restricted to marine service and repair uses would be given development intensity incentives for providing marine -related uses. This preservation of marine uses is consistent with the goals for the Cannery Village area established by the Land Use Element of the General Plan. 3) Concept Plan III would restrict those parcels immediately adjacent to the beach to tourist -related activities. This also would be accomplished through a specific plan zoning designation. The tourist -related zone would require sensitive consideration of the special opportunities and constraints exhibited by these beach visitor related areas. 4) Concept Plan III ("CP-III") would attempt to provide for the revitalization of the specialty commercial uses in the Cannery Village. This would be accomplished through a rezoning to provide for an economically -viable redevelopment of many of the marginal uses. This commercial/residential zoning should also provide an interesting contrast to other specialty shopping areas and alterna- tive life styles for both residential and commercial tenants. 5) Concept P.lan III would call for investigating possible changes to the circulation system and the establishment of public'off-street parking, perhaps utilizing a parking district approach. The circulation system changes might include the closing and landscaping of 21st Street between Ocean Front Avenue and Balboa Boulevard, the possible closing of 29th and 30th Streets to through -traffic between Newport Boulevard and Balboa Boulevard, and the inclusion of the end of the streets adjacent to Newport Boulevard in off-street parking lots. The provision of off-street public parking would encourage the redevelopment of many of the small lots in the Cannery Village area. 6) Concept Plan III also assumes the implementation of Circulation Element plans for the Cannery Village/McFadden Square area. This involves improving Newport Boulevard to a major roadway between 30th Street and 32nd Street and improving 32nd Street to a secondary roadway between LaFayette Avenue and Newport Boulevard. 32nd Street would be improved on the southeast side between LaFayette Avenue and Villa Way and on the City Hall side from Villa Way to Newport Boulevard. Precise alignments would be developed during Phase III of the Specific Area Plan. ytl ., 4 IA CANNERY .VILLAGE/MCFADDEN SQUARE SPECIFIC AREA PLAN CONCEPT PLAN I'V B. Retail Sales D. Residential G. Parking (Public 'Off -Street and Private Off -Street with Agreements) H. Landscaped Areas J. Industrial and Marine - Related Uses J�j STATISTICAL SUMMARY - "CP-IV" �C Retail Sales 421,048 Sq. Ft. Floor Area Marine/Industrial 245,100.8 Sq. Ft. Floor Area Residential 352 Units DEVELOPMENT INTENSITIES - "CP-IV" Residential "Per Existing Zoning" Retail Sales .5 x Buildable Industrial/Marine 1.0 x Buildable EXHIBIT NO. 7 6 T-.. ae MAJOR FEATURES - "CP-IV" 1) The separation of existing residentially -zoned and developed areas from the commercial areas, in order to encourage their revitalization and stabilize their character, would be accomplished by buffering the duplex areas with landscaping and land uses compatible with both residential areas and adjacent uses to the greatest extent possible. Further, it is suggested that through - traffic be eliminated from residential streets where feasible. Public rights -of -ways would be planted with appropriate street trees. 2) Concept Plan IV would provide for the preservation of existing marine -related uses (by rezoning those parcels immediately adjacent to the bay to a Specific Plan District zone that would prohibit non -marine service and repair uses). This preservation of marine uses is consistent with the goals for the Cannery Village area established by the Land Use Element of the General Plan. 3) Concept Plan IV would establish broad land use categories (i.e., Commercial/Industrial/Residential) and allow for the adoption of policy statements to guide the development of detailed zoning ordinances. 4) Concept Plan IV would call for investigating possible changes to the circulation system and the establishment of public off-street parking, perhaps utilizing a parking district approach. The circulation system changes might include the closing and landscaping of 21st Street between Ocean Front Avenue and Balboa Boulevard, the possible closing of 29th and 30th Streets to through -traffic between Newport Boulevard and Balboa Boulevard, and the inclusion of the end of the streets adjacent to Newport Boulevard in off-street parking lots. The provision of off-street public parking would encourage the redevelopment of many of the small lots in the Cannery Village area. 5) Concept Plan IV also assumes the implementation of Circulatior Element plans for the Cannery Village/McFadden Square area. This involves improving Newport Boulevard to a major roadway between 30th Street and 32nd Street and improving 32nd Street to a secondary roadway between LaFayette Avenue and Newport Boulevard. 32nd Street would be improved on the southeast side between LaFayette Avenue and Villa Way and on the City Hall side from Villa Way to Newport Boulevard. Precise alignments would be developed during Phase III of the Specific Area Plan. /1" Planning Commission Meeting August 18, 1977 Study Session Agenda Item No. CITY OF NEWPORT BEACH FILE Copy August 10, 1977 DO NOT REMOVE TO: Planning Commission FROM: Department of Community Development SUBJECT: Cannery Village/McFadden Square'Specific Area Plan Background At the August 4, 1977 Study Session, the Planning Commission reviewed the Phase II Cannery Village/McFadden Square Report and Concept Plan I. The Planning Commission directed staff to prepare additional Concept Plans in connection with their discussion and report back at the August 18, 1977 Study Session. At the August 4, 1977 evening meeting, the Planning Commission set the Cannery Village/McFadden Square Specific Area Plan for public hearing at the evening meeting of September 1, 1977 to consider the adoption of a Specific Area Plan - Concept Plan and directed staff to notify all interested parties including property owners, merchants and residents of the area. The purpose of the August 18, 1977 Study Session is to allow the Planning Commission an opportunity to review and make such changes to the additional Concept Plans as they deem appropriate. Concept Plans - Discussion Attached to this report are copies of the three Concept Plans developed by staff at your direction. The attachments include a map depicting each concept, a statistical summary of the concept, the development intensities of each land use category depicted on the Concept Plan and a summary of the major features of each concept. Concept Plan I: There are no changes to this Concept Plan from that which was shown in the Phase II Report and discussed at previous Planning Commission meetings. Concept Plan II: Concept Plan II differs from "CP-I" in that lands designated on CP-I" for "Industry and Marine Related Uses". are designated on "CP-II" for "Commercial/Office" uses with a development intensity incentive for properties developing marine -related uses. This Concept Plan would allow the property owner to develop commercial/ office uses on his property to a maximum of .5 x the buildable area. An additional incentive of .5 x the buildable area would be allowed on 'a parcel for marine -related uses only and a maximum 1.0 x the buildable area would be established. Concept Plan III: Concept Plan III differs from the previous concepts in that only those parcels immediately adjacent to the bay would be restricted to marine -related uses. The remainder of the land designated on "CPI" for "Industrial and Marine Related Uses" would be designated for "Commercial/Office" uses with the development incentive provision for marine -related uses described in "CPII" above. a 0 TO: Planning Commission - 2 Retail Sales Office Marine/Industrial Restaurant Hotel/Motel Residential STATISTICAL COMPARISON - CONCEPT PLANS "CPI" 212,245 sq. ft. 10.0,310.8 sq. ft. 245,1-00.8 sq. ft. 35,874.0 sq. ft. 13 Rooms 403 Units "CPII" 299,255.5 sq. ft. 165,950.3 sq. ft. -0- 35,874.0 sq. ft. 13 Rooms 403 Units "CPI II" 272,743 sq. ft. 146,950.8 sq. ft, 199,162.05 sq. ft. 35,874.0 sq. ft. 13 Rooms 403 Units Tourist/Commercial I 37,200 sq. ft. I 37,200 sq. ft. I $7,200 sq. ft. NOTE: IStatistics indicate total floor area unless otherwise noted. 2A portion of the floor area allocated to retail sales and to office uses in "CPII" and "CPIII" would be restricted to marine -related uses only. Land Uses - Discussion At the August 4, 1977 Planning Commission Study Session, the Planning Commission asked staff to prepare a list of typical uses proposed for each land use category shown on the Concept Plan. The following list is offered as a starting point for Planning Commission discussion, realizing that the Commission may deem it appropriate to expand or delete various uses during the course of the Plan's preparation. Additionally, during Phase III of Specific Plan preparation, when detailed ordinances will be introduced, the Planning Commission may wish to vary or modify the permitted uses, prohibited uses, subject many uses to use permit requirements or may wish to vary permitted uses from one sector to another. Retail Sales and Service: Boat sales, marine supply sales, general reta 1 sales, auto sales and repair, animal hospitals, gasoline service stations, grocery markets, outdoor sales establishments, pet shops, public garages, theatres, used car lots, professional service establishments, appliance stores, banks, barber shops, beauty parlors, book stores, department stores, drug stores, food stores, hardware stores, nurseries, radio stores, antique stores, shoe stores, studios, tailor shops and specialty shops and other uses which, in the opinion of the Planning Commission, are of a similar nature. Office: General Offices that provide direct service to the general public such as, but not limited to, banks, savings and loan associations, doctors, lawyers, accountants, engineers, architects, yacht brokers, documentation services, planners, real estate, insurance, dentists, photographic studios, and other uses which, in the opinion of the Planning Commission, are of a similar nature. Marine Related: Boat lettering, boat registration, boat rentals, boat yards, marine canvas and upholstery, marine carpentry, and wood work, charters, compass sales and service, documentation services, marine electrical and generating equipment and repairs, marine electronic sales and service, marine engine sales and service, fiber glass repairs and supplies, fishing supplies and equipment, flags, emblems, trophies, fuel docks, marine hardware equipment and supplies, holding tank installation and service, sailing/boating instruction, marine insurance, launching and hoists, boat leasing, boat maintenance and repair, mast and rigging supplies and service, nautical charts, nautical instruments, nautical decor, marine plumbing and water systems, publications - nautical, fabrication and maintenance of pulpits and rails, marine surveyors, underwater services, yacht brokers, yacht clearance, propeller sales and repair, TO: Planning Commission - 3 and other uses which, in the opinion of the Planning Commission, are of a similar marine -oriented nature. Tourist/Commercial: Restaurants, outdoor restaurants, drive-in/ take-out restaurants, drive-in facilities, launderettes, food sales, hotels, motels, room -for -rent, theatres, specialty commercial shops, outdoor markets, beach equipment rentals, boat/charter rentals and other uses which, in the opinion of the Planning Commission are of a similar nature. Finally, it should be noted, the Planning Commission may wish during Phase III of Specific Plan preparation to establish development standards that vary for the same use from area to area or between land use categories within the same area. Suggested Action If desired, make such changes and refinement McFadden Square Concept Plans ("CP-I", "CP-II" for presentation at the Planning Commission September 1, 1977. DEPARTMENT OF COMMUNITY DEVELOPMENT R. V. Hogan, Director By \ Fred Tara�fo Senior Planner to the Cannery Village/ and "CP-III") as desired evening meeting of FT:jmb Attachments: 1) Cannery Village/McFadden Square Concept Plan I - "CP»I" 2) Cannery Village/McFadden Square Concept Plan .II - "CP_II" 3) Cannery Village/McFadden Square Concept Plan III - "CPIII" CANNERY VILLAGE/MCFADDEN SQUARE SPECIFIC AREA PLAN CONCEPT PLAN I A Retail/Office with Incentive B Retail Sales Residential Retail/Residential Parking (Public Off -Street and Private Off -Street with Agreements) Landscaped Areas Tourist Commercial Industrial and Marine - Related Uses az M_ !Nai X, � I PPw{VIG 0OA4 STATISTICAL SUMMARY -` CP-I" Retail Sales Office Industrial Restaurant Hotel/Motel Residential Tourist Commercial 212,245 Sq. Ft. Floor Area 100,310.8 Sq. Ft. Floor Area 245,100.8 Sq. Ft. Floor Area 35,874.0 Sq. Ft. Floor Area 13 Rooms 403 Units 37,200 Sq. Ft. Floor Area DEVELOPMENT INTENSITIES - "CPI" Residential Retail Sales Office Industrial Restaurants Hotel/Motel Tourist Commercial Commercial/Residential Commercial/Office "Per Existing Zoning" .5 x Buildable .5 x Buildable 1.0 x Buildable (Existing Uses) (Existing Uses) .5 x Buildable 1,000 Sq. Ft. Per Parcel (Existing) 1 DU Per Parcel (Existing) .5 x Buildable r�Y R 21 MAJOR FEATURES - "CP1" 1) The separation of existing residentially -zoned and developed areas from the commercial areas, in order to encourage their revitalization and stabilize their character, would be accomplished by buffering the duplex areas with landscaping and land uses compatible with both residential areas and adjacent uses to the greatest extent possible. Further, it is suggested that through - traffic be eliminated from residential streets where feasible. Public rights -of -ways would be planted with a-pproporate street trees. 2) Concept Plan I would provide for the preservation of existing marine -related uses (by rezoning these parcels to a Specific Plan District zone that would prohibit non -marine service and repair uses). This preservation of marine uses is consistent with the goals for the Cannery Village area established by the Land Use Element of the General Plan. 3) Concept Plan I would restrict those parcels immediately adjacent to the beach to tourist -related activities. This also would be accomplished through a specific plan zoning designation. The tourist -related zone would require sensitive consideration of the special opportunities and constraints exhibited by these beach visitor related areas. 4) Concept Plan I ("CP-I") would attempt to provide for the revitalization of the specialty commercial uses in the Cannery Village. This would be accomplished through a rezoning to provide for an economically -viable redevelopment of many of the marginal uses. This commercial/residential zoning should also provide an interesting contrast to other specialty shopping areas and alterna- tive life styles for both residential and commercial tenants. 5) Concept Plan I would call for investigating possible changes to the circulation system and the establishment of public off-street parking, perhaps utilizing a parking district approach. The circulation system changes might include the closing and landscaping of 21st Street between Ocean Front Avenue and Balboa Boulevard, the possible closing of 29th and 30th Streets to through -traffic between Newport Boulevard and Balboa Boulevard, and the inclusion of the end of the streets adjacent to Newport Boulevard in off-street parking lots. The provision of off-street public parking would encourage the redevelopment of many of the small lots in the Cannery Village area. 6) Concept Plan I also assumes the implementation of Circulation Element plans for the Cannery Village/McFadden Square area. This involves improving Newport Boule-vard to a major roadway between 30th Street and 32nd Street and improving 32nd Street to a secondary roadway between LaFayette Avenue and Newport Boulevard. 32nd Street would be improved on the southeast side between LaFayette Avenue and Villa Way and on the City Hall side from Villa Way to Newport Boulevard. Precise alignments would be developed during Phase III of the Specific Area Plan. � v e • CANNERY VILLAGE/MCFADDEN SQUARE SPECIFIC AREA PLAN CONCEPT PLAN II A Retail/Office with Incentive B Retail Sales Residential Retail/Residential Parking (Public Off -Street and Private Off -Street with Agreements) Landscaped Areas Tourist Commercial Industrial and Marine - Related Uses STATISTICAL SUMMARY - "CP-II" Retail Sales Office Industrial Restaurant Hotel/Motel Residential Tourist Commercial 299,255.5 Sq.•Ft. Floor Area 165,950.3 Sq.'Ft. Floor Area -0- 35„8.74.0 Sq. Ft. Floor Area 13 Rooms 403 Units 37,200 Sq. Ft. Floor Area DEVELOPMENT INTENSITIES - "CR-II" Residential Retail Sales Office Restaurants Hotel/Motel Tourist Commercial Commercial/Residential Commercial/Office Commercial/Office with Incentive "Per Existing Zoning" .5 x Buildable .5 x Buildable (Existing Uses) (Existing Uses) .5 x Buildable 1,000 Sq. Ft. Per Parcel (Existing) 1 DU Per Parcel (Existing) .5 x Buildable .5 x Buildable and additional• .5 x Buildable for Marine - Related Uses MAJOR FEATURES - "CR-II" 1) The separation of existing residentially -zoned and developed areas from the commercial areas, in order to encourage their revitalization and stabilize their character, would be accomplished by buffering the duplex areas with landscaping and land uses compatible with both residential areas and adjacent uses to the greatest extent possible. Further, it is suggested that through - traffic be eliminated from residential streets where feasible. Public rights -of -ways would be planted with approporate street trees. 2) Concept Plan II would provide for the preservation of existing marine -related uses by providing for development intensity incentives for those parcels providing marine -related uses. This preservation of marine uses is consistent with the goals for the Cannery Village area established by the band Use Element of the General Plan. 3) Concept Plan Ilwould restrict those parcels immediately adjacent to the beach to tourist -related activities, This also would be accomplished through a specific plan zoning designation. The tourist -related zone would require sensitive consideration of the special opportunities and constraints exhibited by these beach visitor related areas. 4) Concept Plan II ("CP-II") would attempt to provide for the revitalization of the specialty commercial uses in the Cannery Village. This would be accomplished through a rezoning to provide for an economically -viable redevelopment of many of the marginal uses. This commercial/residential zoning should also provide an interesting contrast to other specialty shopping areas and alterna- tive life styles for both residential and commercial tenants. 5) Concept Plan TI would call for investigating possible changes to the circulation system and the establishment of public off-street parking, perhaps utilizing a parking district approach. The circulation system changes might include the closing and landscaping of 21st Street between Ocean Front Avenue and Balboa Boulevard, the possible closing of 29th and 30th Streets to through -traffic between Newport Boulevard and Balboa Boulevard, and the inclusion of the end of the streets adjacent to Newport Boulevard in off-street parking lots. The provision of off-street public parking would encourage the redevelopment of many of the small lots in the Cannery Village area. 6) Concept Plan IIalso assumes the implementation of Circulation Element plans for the Cannery Village/McFadden Square area. This involves improving Newport Boulevard to a major roadway between 30th Street and 32nd Street and improving 32nd Street to a secondary roadway between LaFayette Avenue and Newport Boulevard. 32nd Street would be improved on the southeast side between Lafayette Avenue and Villa Way and on the City Hall side from Villa Way to Newport Boulevard. Precise alignments would be developed during Phase III of the Specific Area Plan. 4-1 CARY VILLAGE/MCFADDEN SQUAB SPECIFIC AREA PLAN CONCEPT PLAN III A Retail/Office with Incentive B Retail Sales Residential Retail/Residential Parking (Public Off -Street and Private Off -Street with Agreements) Landscaped Commercial Industrial and Related Uses ��_ ' 0 V101- STATISTICAL SUMMARY - "CP--III" Retail Sales Office Marine/Industrial Restaurant Hotel/Motel Residential Tourist Commercial 272,743 Sq. Ft. Floor Area 145,950.8 Sq. Ft. Floor Area 199,162.05 Sq. Ft. Floor Area 35,874.0 Sq. Ft. Floor Area 13 Rooms 403 Units 37,200 Sq. Ft. Floor Area DEVELOPMENT INTENSITIES - "CP,III" Residential Retail Sales Office Industrial/Marine Restaurants Hotel/Motel Tourist Commercial Commercial/•Residential Commercial/Office Commercial/Office with Incentive "Per Existing Zoning" .5 x Buildable .5 x Buildable 1.0 x Buildable (Existing Uses) (Existing Uses) 5 x Buildable 1,000 Sq. Ft. Per Parcel (Existing) 1 DU Per Parcel (Existing) .5 x Buildable .5 x Buildable and Additional .5 x Buildable for Marine - Related Uses MAJOR FEATURES - "CPIII" 1) The separation of existing residentially -zoned and developed areas from the commercial areas, in order to encourage their revitalization and stabilize their character, would be accomplished by buffering the duplex areas with landscaping and land uses compatible with both residential areas and adjacent uses to the greatest extent possible. Further, it is suggested that through - traffic be eliminated from residential streets where feasible.- Public rights -of -ways would be planted with appropriate street trees. 2) Concept Plan III would provide for the preservation of existing marine -related uses (by rezoning those parcels immediately adjacent to the bay to a Specific Plan District zone that would prohibit non -marine service and repair uses). Additionally, those parcels presently zoned industrially and not restricted to marine service and repair uses would be given development intensity incentives for providing marine -related uses. This preservation of ma-rine uses is consistent with the goals for the Cannery Village area established by the Land Use Element of the General Plan. 3) Concept Plan III would restrict those parcels immediately adjacent to the beach to tourist -related activities. This also would be accomplished through a specific plan zoning designation. The tourist -related zone would require sensitive consideration of the special opportunities and constraints exhibited by these beach visitor related areas. 4) Concept Plan III ("C'P--III") would attempt to provide for the revitalization of the specialty commercial uses in the Cannery Village. This would be accomplished through a rezoning to provide for an economically -viable redevelopment of many of the marginal uses. This commercial/residential zoning should also provide an interesting contrast to other specialty shopping areas and alterna- tive life styles for both residential and commercial tenants. 5) Concept Plan III would call for investigating possible changes to the circulation system and the establishment of public off-street parking, perhaps utilizing a parking district approach. The circulation system changes might include the closing and landscaping of 21st Street between Ocean Front Avenue and Balboa Boulevard, the possible closing of 29th and 30th Streets to through -traffic between Newport Boulevard and Balboa Boulevard, and the inclusion of the end of the streets adjacent to Newport Boulevard in off-street parking lots. The provision of off-street public parking would encourage the redevelopment of many of the small lots in the Cannery Village area. 6) Concept Plan III also assumes the implementation of Circulation Element plans for the Cannery Village/McFadden Square area. This involves improving Newport Boulevard to a major roadway between 30th Street and 32nd Street and improving 32nd Street to a secondary roadway between LaFayette Avenue and Newport Boulevard. 32nd Street would be improved on the southeast side between LaFayette Avenue and Villa Way and on the City Hall side from Villa Way to Newport Boulevard. Precise alignments would be developed during Phase III of the Specific Area Plan. Planning Commission Meeting August 4, 1977 July 26, 1977 TO: FROM: SUBJECT: Background Study Session Agenda Item No: CITY OF NEWPORT BEACH FILE Copy DO NOT REMOVE Planning Commission Department of Community Development Cannery Village/McFadden Square Specific Area Plan At the July 21, 1977 Planning Commission Study Session, the Commis- sion reviewed the Phase II Cannery Village/McFadden Square report. The Commission set this item for discussion at the August 4, 1977 Study Session to allow themselves an opportunity to review the Concept Plan for the area prior to presenting it at public hearing. The purpose of the August 4, 1977 Study Session is to allow the Commission an opportunity to make such changes and refinements to the Concept Plan as they deem appropriate. Attached to this report is a copy of the Phase II Report concerning the Concept Plan and the staff report to the Commission from the June 2, 1977 Study Session meeting to assist in the review. CONCEPT PLAN I At the July 21, 1977 Study Session, the Commission raised the follow- ing issues with the Concept.Plan; 1) The Commission questioned the Concept Plan's projected closure of Thirtieth Street to through traffic between Newport Boulevard and Balboa Boulevard. The Concept Plan presently shows Twenty -Ninth and Thirtieth Streets closed to through traffic. This was done to buffer the residential uses along these streets from adjacent commercial development and to provide additional off- street parking in the street ends. 2) The Commission questioned the - nature and extent of the "Industrial and Marine -Related Use" designation on. the Concept Plan. The Concept Plan presently shows all industrially -zoned lands in the Cannery Village in this classification. Additionally, the Concept Plan depicts most land presently used in the marine service and repair industry in this classification. The Com- mission indicated that this type of use added to the charm of the area but questioned if a mixed use with commercial might not be more appropriate. 3) The Commission discussed the mixed use "Commercial/ Residential" designation in the Cannery Village and McFadden Square Area. The Commissioners questioned the property owners' ability to provide sufficient parking on small lots in the Cannery Village Area. The Concept Plan presently shows fifty-four lots with dimensions of 30' x 93' (2790 sq.ft.) in this designation in the Cannery Village Area. The Concept Plan as presently drawn would allow one residential unit (second floor) and 1000 sq.ft. of commercial use (ground floor). A development of this intensity would require a total of six off-street parking spaces per lot. Of the present fifty-four lots, eighteen lots are currently under single ownership. 0 TO: Planning Commission - 2. 4) The Commission discussed the possibility of providing incentives to the property owners for redevelopment of the area. The potential acquisition by the City of off-street parking lots within the area was discus- sed as a means of encouraging redevelopment . Central Newport Parking Committee (CNPC) At the July 211 1977 Study Session, staff reviewed with the Commis- sion the activities of the Central Newport Parking Committee. This committee has established as its goal the solution of the parking problems in the Central Newport Area. It was indicated that the CNPC has requested that the City consider the acquisition of the Newport Harbor Art Museum site and two properties at 106 and 108 Twenty -Second Street (Dr. Cart Ackerman properties) as the initial phase of an off-street parking program. Staff reported to the City Council at their July 25, 1977 Study Session on the costs of the property, sources of funds, potential numbers of parking spaces, and effects on the one-way circulation system. A copy of that report is attached. The City Council directed staff to work with the CNPC in drawing up a petition supporting the formation of a parking dis- trict and to report back within sixty days. Additionally, at the Commission Study Session, staff discussed the CNPC request for proposals from private consultants for the prep- aration of a parking needs and economic feasibility study which would provide the background information needed in the formation of a parking district for the Central Newport Area. Suggested Action If desired, make such changes and refinements to the Cannery Village/ McFadden Square Concept Plan as desired and set it for the Planning Commission evening meeting of September 1, 1977. DEPARTMENT OF COMMUNITY DEVELOPMENT R. V. Hb6AN, Dir ctor By Senior Planner FT/kk Attachments: 1 Staff Report: Planning Commission Meeting of June 2, 1977. 2 Cannery Village/McFadden Square Specific Area Plan - Phase II Report. 3) Staff Report: City Council Study Session of July 25, 1977. vro G�Q�g11� `Acw, 4. NE`NP CPL�C RESOLUTION NO. 994 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH SETTING A PUBLIC HEARING TO CONSIDER THE ADOPTION OF THE CANNERY VILLAGE/MCFADDEN SQUARE CONCEPT PLAN, A PRELIMI- NARY STEP PRIOR TO THE ADOPTION OF THE SPECIFIC AREA PLAN FOR THE CANNERY VILLAGE/MCFADDEN SQUARE AREA WHEREAS, Section 65450 of the California Government Code authorizes preparation of specific plans and provides that planning agencies may recommend that such plans be adopted by the legislative body; and WHEREAS, the Cannery Village/McFadden Square Concept Plan sets forth overall land use, circulatory and development intensity policies upon which the Specific Area Plan for the Cannery Village/McFadden Square Area will be based, which area is generally located west of the Rhine Channel, north of 19kh Street, east of the public beach and McFadden Square, southerly of 24th Street, east of Balboa Boulevard and South of 32nd Street; and WHEREAS, Chapter 20.60 of the Newport Beach Municipal Code provides for the establishment of a Specific Area District and the procedures for the adoption thereof; and NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby intend to consider the adoption of the Concept Plan for the Cannery Village/McFadden Square Area, as a preliminary step prior to the establishment of a Specific Plan District for the Cannery Village/McFadden Square, at a public hearing to be held on the 1st day of September, 1977 at the hour of 7:00 P.M. in the Council Chambers of the Newport Beach City Hall, 3300 Newport Boulevard, Newport Beach, California. BE IT FURTHER RESOLVED that the Secretary of the Newport Beach Planning Commission is hereby directed to publish notice of said hearing in accordance with the requirements of Section 20.54.030 of the Newport Beach Municipal Code. Regularly passed and adopted by the Planning Commission of the City of Newport Beach, State of California, on the 4th day of August , 1977. AYES, Balalis, Cokas, Frederickson, Heather, Hummel, Lynch NOES, None ABSENT Agee Jacqueline eather 8/9/77 -2- HRC:yz 0 3y CITY OF NEWPORT BEACH OFFICE OF THE CITY MANAGER STUDY SESSION No. 5 July 25, 1977 r TO: MAYOR AND CITY COUNCIL FROM: City Manager REPORT REGARDING THE ACQUISITION AND DEVELOPMENT OF DR. ACKERMAN'S PROPERTY AND THE NEWPORT HARBOR ART SUBJECT: MUSEUM SITE FOR PARKING PURPOSES Background The City Council, at their meeting of July 11, 1977, requested staff to prepare a report outlining costs and options available for the acquisition and development of the properties located at 2209 and 2211 West Balboa Boulevard (Newport Harbor Art Museum site) and at 106 and 108-22nd Street (Dr. Ackerman's properties) for off-street parking purposes. Exhibit I and Exhibit II which are attached to this staff report show the location of the properties and their relationship to a phased parking development proposal for the area. Acquisition Costs for the Art Museum Site and Ackerman Properties A. Newport Harbor Art Museum Site: 1. Size: 17,000 sq. ft. with dimensions of 95' by 191.7' x 98.3' x 166.2' 2. Assessed Valuation: Land $48,000 Building 10,750 58,75 x 5 = $293,750 Market Value The most current listing for this property is $400,000. B. Dr. Ackerman's Properties: 1. Size: Dr. Ackerman's properties consist of 2 parcels, each measuring 2,375 sq. ft. or 25' by 95' for a total area of 4,750 sq. ft. 35 MAYOR AND CITY COUNCIL Acquisition and Development of Ackerman's Subj: Properties/Newport Harbor Art Museum Site for Parking Page 2 - 7/25/77 2. Assessed Valuation: (2 Ackerman properties) a. Land $6,630 Building 3 130 T?.7"' x 5 * $48,800 Market Value b. Land $6,630 R Building -0- a x 5 * $33 150 Market Value Total for Ackerman Property iff' WMarket Value Total for Ackerman and Art Museum Property $481,950 Fund Sources The basic fund sources available for the acquisition of property for parking purposes are the off-street parking fund and the general fund. The off- street parking fund, as of June 30, 1977, contains a total of $184,060. Discussions with appropriate agencies indicates that State and Federal funds would generally be available in relation to a facility such as a park -and -ride lot or bus transfer terminal rather than strictly an off- street parking lot, however this matter may be investigated further. A. Newport Harbor Art Museum: As shown on Exhibit III (attached), the Newport Harbor Art Museum site could support a total of 48 spaces, with an estimated annual revenue of approximately $32,880 (based on $686 per space per year). B. Dr. Ackerman's Properties: As shown on Exhibit III (attached), Dr. Ackerman's properties could support a total of 10 spaces, with an estimated annual revenue of $6,850 (based on $685 per space per year). MAYOR AND CITY COUNCIL Acquisition and Development of Ackerman's Subj: Properties/Newport Harbor Art Museum Site for Parking Page 3 - 7/25/77 C. Combined Totals: The combined figures for the Art Museum and Ackerman properties are summarized below: Spaces Provided Estimated Annual Revenue Art Museum 48 32,880 Ackerman Properties 10 6,850 Total 58 $39,730 Phased Development Plan Exhibit II (attached) shows a 2 phased development plan which was prepared by the Community Development Department. Exhibit IV (attached) details the potential at -grade parking which could be provided through the implementa- tion of the phasing schedule. It can be seen from this exhibit that the addition of 47 spaces to that provided by the Art Museum and the Ackerman properties would result in a total of 105 spaces, with a revenue figure of $71,925. It has been estimated that the construction of a three story parking structure over the entire area dealt with in the phasing plan could provide between 250-288 additional parking spaces. Additional Parking Alternatives in the Mc Fadden Area I The Off -Street Parking Committee, when examining the Art Museum property, reviewed three alternatives for increasing the available parking in the Mc Fadden area. These alternatives are presented with this report as Exhibits A, B, and C. Summary In summary, the following points need to be made about the material contained In this report: 1. The $81,950 indicated as an acquisition cost for the Ackerman property reflects market value, but may not reflect the actual cost of the property when listed for sale which may be higher as is the case with the Newport Harbor Art Museum Site. 2. Figures for the cost of land acquisition contained in this report do not include activities necessary for eventual development such as structural demolition and the purchase of parking meters, etc. 37 L! MAYOR AND CITY COUNCIL Acquisition and Development of Ackerman's Subj: Properties/Newport Harbor Art Museum Site for Parking Page 4 - 7/25/77 3. The $184,060 which is the balance in the off-street parking fund is a total figure and if the Council wishes to use that entire amount in this one area, then it must be noted that the amount would have to be repaid. $92,098 is the amount currently in the fund for this area. 4. Parking meter revenue figures are gross and do not include the maintenance of the asphalt areas at the site. QdMI;k �-C ROBERT L. WYNN RLW:GJB:ib Attachments L :f A K: 1 N:ti L o T EkiI MT I city of Newport Bea AOVANLL rux"1NA olvlsl0C D SO ICD SCALE IP (11 OD 1 / 1 1 N 6 p t ' T R_ i8 q pfLT N�tl M S1T N b a L baR =� c P AK- i M6..6 S A* LJ CRY OT Newport Beach �lDrlxti ♦a►.4w.iaw O.v�i.e� *.Its}} r )1 SA [OR ®SCALE tN FEET "N"'WoT aHO� Aar M,u3 A ire; TU 49 5/0AGE.5 40 J7'942 47' ]v,} r� awv t?=` S�aEEi 9 N N art• ;A7Fa dT`MUSE 4B � 3�i&3C � AGkFizMAN 77-4Z 58 Of 89• 79,n .r6R�� /rc,.•a�� 5 qI .1/TWG%i ,, w a ry 0 4 ' v i ZJ .:T2EET 4>` --{ -- r 4' .S,vACE1 I I r 75' O_ i ,t? =" .9T.tzE! 5T d 7 0 Lit, A fk W / 6431,6/dB fr 'If arsfer Jiro �A G E:7M.AlEd ✓`✓Ic:: �.�.�� /.-E y -_�. _ ANNU4G 40Yrn/ue N,e ,g /,Atdgk rf6 ra 3Z,.6Cd ,?c;^ "x/JEUM F."k4• ` NAk i�Yrl�-E 2L� . ? 70!' ' K. AtKEC.N�N I S400/CC aw ,71 yr 97 25134-4 anrex�r 71,07-4L /05 d 71) NS m ..•rc ow ropeAae Dr 066BB; e'/Jf�liE All- e, 7119177 T ly 4t • ,' ma's r1 h'-iAe _ ! - iL 0 0 i -:W-;rW . w 7M '. _ low l! ! �t IL mom ' L48 i- 3 1 •'• F. g � uk Wit. ` w' ;' � .�[. • � _ '� . g.ie''« A . • _ M �.E •� ' is ' _ 1. e, � • 1 .�- � ( _� ro F� LLet 3 k Vf C Planning Commission Meeting Study Session Agenda Item No. CITY OF NEWPORT BEACH May 9, 1977 June 2. 1977 3• TO: Planning Commission FROM: Department of Community Development SUBJECT: Cannery Village/McFadden Square Specific Area Plan -- "Phase II - Report" Attached is a copy of the "Phase II - Report" on the Cannery Village/McFadden Square Specific Area Plan. Phase .II of the CV/MS Specific Area Plan program includes the development of a concept plan for the overall CV/MS planning area. Once approved by the Planning Commission, this "Phase II - Concept Plan" will establish overall land use, circulation, and development intensity policies upon which more -detailed Specific Area Plans for each of the four sub -areas will be developed. The approval of this overall concept plan does not require formal public hearings and adoption, since the concept -plan will serve only as a "working guide" to the preparation of the more -detailed Specific Area Plans, formal public hearings and adoption by the Planning Commission and City Council will be required for each of the four sub -area Specific Area Plans. These detailed sub -area Specific Area Plans will comprise Phase III of the Specific Area Plan, and will include the zoning regulations, and individual circulation, parking, and public improvements plans for each of .the four sectors. The "Phase II - Report", based on the research information developed in the first phase of the CV/MS planning project, analyzes the development potential of the Cannery Village/McFadden Square planning area and indicates forecasted development for the area. The report indicates the projected intensity of development, by land use category, for the existing zoning, as projected by Development Research Associates in 1971, and a revised trend forecast (trend '76), developed by staff in 1976, based on City permits and approvals from 1971 to 1976 and projected development phasing. Finally, the "Phase II - Report" outlines an initial concept plan for the Planning Commission's consideration. It is intended that this Concept Plan be used only as a starting point for Commission discussion. It is based on the adopted policies of the General Plan as they relate to the planning area and the information provided in the "Phase•I - Research Report". Staff would suggest that the Planning Commission, after initial discussion of the Phase II report at this Study Session, place the Phase II Report on a future Study Session agenda so that the Commission might revise and refine the concept plan to an acceptable form. DEPARTMENT OF COMMUNITY DEVELOPMENT R. V. Hogan, Director By_ Ld4zs Fred Talarico Senior Planner FT: jmb Attachments: 1) Cannery Village/McFadden Square "Phase II - Report" 2 Cannery Village/McFadden Square Specific Area Plan program. • 0 CANNERY VILLAGE/MCFADDEN SQUARE SPECIFIC AREA PLAN "PHASE II REPORT" MAY, 1977 11 0 , CANNERY VILLAGE/MCFADDEN SQUARE PHASE II REPORT TABLE OF CONTENTS Page Introduction------------------------------------------- 1 Background - "Development Potential"------------------- 2 Existing Development------- ------------------- q ExistingToning-------------------------------------- 7 LidoPeninsula------------------------------------- 10 D.R.A. Projections----------------------------------- 12 Projected Development - "Trend 7711-------------------- 16 Development 1971-77---------------------------------- 18 Development Phasing "Trend '77"-------- -------------- 21 Land Use and Statistical Forecast - "Trend '77"------ 23 ConceptPlan ------------------------------------------ 26 3 INTRODUCTION The goal of Phase II of. the "Cannery Village/McFadden Square" Specific Area Plan project is the development of an overall area - wide concept plan. It is intended that the concept plan be limited to overall land use, development intensity and circulation. It is suggested that, after public discussion, the Planning Commission approve one overall concept plan, to be used as the basis for development of detailed Specific Area Plans for each of the four individual sectors within the Cannery Village/McFadden Square area. The detailed Specific Area Plans for each sector will be developed during Phase III, and will include zoning regulations, individual circulation plans, parking and public improvement programs for each sector. These Specific Area Plans will be adopted by the Planning Commission and City Council after appropriate public hearings. Phase I of the Specific Plan process dealt with the development of a "Research Report" which outlined the existing environmental conditions of the overall area and the urban features of each individual sector. The information developed in Phase I has been refined and utilized to prepare the concept alternatives of Phase II. -1- BACKGROUND The Cannery Village/McFadden Square Specific Area Plan area is located west of the Rhine Channel, north of 19th Street, east of the public beach and McFadden Square, southerly of 24th Street, east of Balboa Boulevard and south of 32nd Street. For the purpose of data collection and development of detailed Specific Area Plans, the overall area has been divided into four sectors as indicated on the preceding page. The Lido Peninsula area was included in the "Phase I Report" to allow for consideration of the impact of Lido Peninsula in the discussion of the Cannery Village/McFadden Square area. Stite�t a,^V, Bay Bd,bod wl� dog/ PYd hd Balboa Boulevard Pacific Ocean Jam. CANNERY VILLAGE/MCFADDEN SQUARE SPECIFIC AREA PLAN PHASE II REPORT "Existing Land Use - 1976" 1. Retail Sales and Service lA Marine Related 1B Other 7 2. Office 2A Marine Related 2B Other 3. Industrial 3A Marine Related 3B Other 4. Restaurants F\ 5. Hotels/Motels \ 6. Residential 7. Other Vvlq \, � f3 .Rt��ra ill�IliI . ng Existing Development Existing development within the overall planning area is predomi- nantly retail sales and service in nature. Along with retail sales, office, industrial and restaurant uses occupy a majority of the structure space within the planning area. The following is a statistical breakdown for the area and the map on the preceding page indicates land use allocation: A Existing Development: Sector ""A" Land Use (Sq. Ft.) Retail 74,793 Office 52,248 Industrial 63,767 Restaurant 9,000 Hotel/Motel 0 Residential 39 DU's Other 0 Art Museum Etc. Pvt. Club Theater Churches Sector "B" (Sq. Ft.) Sector "C" (Sq. Ft.) Sector "D" (Sq. Ft.) 40,528 23,529 71,436 22,960 4,429 10,281 11,670 0 0 17,172 21,965 4,240 0 0 13 Rooms 68 DU's 213 DU's 77 DU's 0 13,582 Totals of Remainder Sectors A, Lido of Central B, C & D Penn. Newport (Sq. Ft.) (Sq. Ft.) (Sq. Ft.) 210,286 0 101,203 89,918 5,831 140,845 75,437 37,662 0 52,377 2,760 16,799 13 Rooms 30 Rooms 0 397 DU's 360 DU's 13,582 4,000 9,000 (2) Total (Sq. Ft. 311,489 235,924 113,040 71,936 43 Rooms 757 bU's 13,582 4,000 9,000 (200 Marine —Related Development: Totals of Sector A Sector B Sector C Sector D Sectors A, Land Use (Sq. Ft.) (Sq. Ft.) (Sq. Ft.) (Sq. Ft.) "B", "C" & "0" Retail 27,673 23,101 941 4,286 56,001 Office 6,270 918 0 0 7,188 Industrial 22,956 11,670 0 0 34,626 40 00 a w Potential Development - "Existing Zoning" The Cannery Village/McFadden Square Specific Area Plan area is divided into several zoning districts (see Cannery Village/ McFadden Square Phase I Report, Page 32). The following chart indicates the maximum levels of development intensity for each zoning district: District Intensity (F.A.R.) District Intensity (F.A.R.) C-1 2 times buildable R-2 1 duplex per lot C-2 (1) R-3 1 unit per 1,200 sq. ft. C-0 3 times buildable R-4 1 unit per 800 sq. ft. M-1 3 times buildable Based on the above levels of development intensity, the maximum potential intensity for the Cannery Village/McFadden Square Specific Area Plan area was developed. Because many different uses are allowed within each of the above commercial and industrial zones, it is'impossible to predict exactly what will occur; however, a rough estimate can be made by projecting future uses in the same proportion as current uses. This method provides the following figures: Retail Sales 1,537,289.2 Sq. Ft. Office 658,838.3 Sq. Ft. Industrial 533,345.3 Sq. Ft. Restaurant 376,479.0 Sq. Ft. Hotel/Motel 105 Rooms Residential 260 Units ((%i) The C-2 zoning district does not prescribe a maximum level of -7- development intensity. For the purpose of this statistical analysis, two times buildable was assigned to C-2 zoned parcels. The following map indicates the total maximum possible development by bloc:: for the Cannery Village/McFadden Square Specific Area Plan area: -8- Potential Development - "Lido Peninsula" The existing residential and restaurant uses along Lido Park Drive with the exception of the motel appear, stable, thus it is assumed that no additional development will occur in this portion of Lido Peninsula, While the existing motel use may convert to condominiums or offices, this appears to be the only change that should be anticipated in the planning timeframe. A discussion of the potential development of the remainder of the iz peninsula is difficult in that neither the existing zoning nor the General Plan limit the extent of possible commercial and industrial development. The Land Use Element contains the following reference: "Lido Peninsula: The Lido Peninsula is a unique area of the City with a wide variety of existing and potential uses. It is particularly suited to planned development concepts if and when substantial changes in existing uses are undertaken. Meanwhile, all existing uses should be allowed to continue and be upgraded, but any substantial changes should be subject to an approved area plan. "It is desirable that the commercial area in future - planned development include marine and recreation - oriented commercial uses, with emphasis on marine repair and service uses in association with boat sales, restaurants, hotels, motels, and spectalty shops. The planned development may include residential uses as well as the uses stated above. That part of the area devoted to residential development should not exceed fifteen dwelling units per gross acre. The proportion of land area devoted to existing resi- dential use including the mobilehome parks, as compared to land area devoted to other uses, should not be increased. "It is proposed that: 1) Existing uses be continued, and that repairs, replacements, and remodeling that upgrade and are consistent with those uses be encouraged; provided, however, that when such repairs, replacements, and remodeling enlarge the scope or change the character of such -10- 13 uses, a use permit shall be required; and 2) The area be designated as a Planned Development district in which substantial changes in existing uses shall comply with an area plan to be preparyd by the owner(s) and approved by the City." Because, as the preceding indicates, the Land Use Element limits only the residential development, it is not possible to project maximum commercial development. However, it is possible to make certain assumptions, based on other recreational and marine commercial areas and current market place demands. The following statistics indicate trend growth for the peninsula area: Retail Sales and Service Office Industrial Restaurants Hotel/Motel Residential •0 5,831 Sq. Ft. 37,662 Sq. Ft. 2,760 Sq. Ft. 30 Rooms 527 Units The above statistical analysis is based on the premise that existing market place demands for residences in the City now indicates that any change from residential development to commercial industrial and/or other uses on the Lido Peninsula should not be anticipated. However, this does not assume the maintenance of existing use. Th-e existing marine -,related services and facilities provided on the peninsula appear extremely stable viewed in relation to the remainder of this industry within the harbor; therefore, no changes were antici- pated. ,1CitY'.of Newport'Seach Land Use Element,. Plages-�13 and 14. 320 0 D.-R.A. Projections ' P J I� In conjunction with the preparation of the City's General Plan, the firm of Development Research Associates was contracted to establish statistical development trends for the City. The information developed by the consultant was util^zed in the Preparation of critical General Plan elements, primarily the Land Use, Residential Growth and Circulation Elements. The consultant projected growth within each statistical area of the City. D.R.A. made the following projections for Statistical Division B-S of which the Cannery Village/McFadden Square Specific Area Plan area is a part: -12- D.R.A. PROJECTIONS NEWPORT BEACH GENERAL PLAN STATISTICAL AREA LAND USE SUMMARY STATISTICAL AREA B5 (LAND AREA IN ACRES - "A", STRUCTURE SPACE IN THOUSANDS - "V) Hotel Retail Restaurant3 Gen. Svc. Comm'1 Wholesale Comm'1 Recreation Light Industrial Marine - Related Insti- tutional Transp., Comm., Util. Public Office TOTALS 19721 19804 19904 Land Structure Land Structure Land Structure Area Space Area Space 'Area Space .5 43R 2.8A 120R 3.4A 150R 14.8A 207K 14.8A 214K 14.8A 272K 5.2A 2100S 5.5A 2200S 5.9A 2300S 2.6A 58K 2.7A 61K 3.1 69K .6A 18K 3A 9K - - ,6A 9K .6A 9K .6A 9K 1.8A 50K 1.8A 50K 1.8A 50K 9.6A 87K 10.7A 97K 17.6A 117K 1.7A - 1.7A - 1.7A - .2A - .2A - 2.2A - 4.7A .68K 5.4A 84K 6.7A 111K 6.5A 146K 7.6A 169K 8.8A 196K Notes: 1Categories and 1972 totals utilized are adjusted versions of those developed by Newport Beach C.D. staff for land use inventory element of General Plan. 2Includes hotel/motel at number of rooms. 3Includes restaurants and bars at number of seats. 4Figures are cumulative totals, not increments. -13- D.R.A. PROJECTIONS NEWPORT BEACH GENERAL PLAN STATISTICAL AREA LAND USE SUMMARY STATISTICAL AREA B5 (LAND AREA IN ACRES - "A", STRUCTURE SPACE IN THOUSANDS - "K") 19721 19802 19902 Dwelling Units 609 609 618 Population 956 956 1174 Employment 1774 2038 2424 Notes: 1Categories and 1972 totals utilized are adjusted versions of those developed by Newport Beach C.D. staff for land use inventory element of general plan. 2Figures are cumulative totals, not increments. _14_ i STATISTICAL COMPARISON - CENTRAL NEWPORT - (STATISTICAL AREA B,5) EXISTING LAND USE AND D.R.A. FORECAST D.R.A. Projection Comparison Forecast Existing '76 Under Over Retail Sales 350,000 Sq. Ft. 311,489 Sq. Ft. 38,511 Sq. Ft. Office 196,000 Sq. Ft. 235,924 Sq. Ft. 39,924 Sq. Ft Industrial 167,000 Sq. Ft. 113,099 Sq. Ft. 53;901 Sq. Ft. Restaurant 34,500 Sq. Ft. 71,936 Sq. Ft. 37,436 Sq. Ft Hotel/Motel 150 Rooms 43 Rooms 107 Rooms Residential 618 DU's 757 DU's 138 DU's -15- PROJECTED DEVELOPMENT - "TREND 77" In order to provide a basis for the analysis of future land use concepts, staff has attempted to revise the development projections made in 1971 by D.R.A., based on current information. This revised forecast will provide the Commission with an indication of what could be expected to occur if the existing zoning is not changed. This section includes the following: 1) A review of the most recent development (1971-77) within the CV/MS planning area; 2) An indication of the probable timing of redevelopment within the area; and 3) A land use and development intensity forecast for the area. -16- z1z CANNERY VILLAGE/MCFADDEN SQUARE SPECIFIC AREA PLAN PHASE II REPORT "Development and Redevelopment 1971 - 76" A Development and Redevelopment Under Construction April/1977 Approved/Not Under Construction �QM E \� LV i Past Development: 111971-77" In order to illustrate development trends in the CV/MS area, recent major instances of development and redevelopment for the planning area have been charted for the past five years. (See map on preceding page.) This information was then utilized to develop trend forecasts ("Trend '77) for the study area. Major instances of development and redevelopment between 1971 and 1976 are indicated on the preceding map. This map further indicates developments that have been approved by the City and where construction is imminent. As indicated by this map, there is no overall pattern of redevelopment, rather, such redevelopment has been scattered throughout the overall area. This redevelopment has occurred in response to the private market as has been greatly influenced by lot and ownership patterns. Other influences are the City's zoning and the Coastal Commission. In terms of land use the development of specialty restaurants ("dinner houses") has been the most significant trend in redevelopment, including three "dinner house" restaurants and two smaller restaurants. Office space redevelopment has also been significant. Also, there has been a recent approval for an additional restaurant facility in the "Newport/Balboa Boulevard's Triangle" sector and an office complex along the Rhine in the "Cannery Village" sector. Another recent approval is the construction of a retail sales/ office structure on Newport Boulevard and 30th Street, within the "Cannery Village" area. Office space of this proposed structure (2nd floor) will be used by the owners for corporate headquarters. This type of development (first floor/retail sales; -18- second floor/office) is a mirror of development in the area within the couplet formed by north and southbound Newport Boulevard. 0 CANNERY VILLAGE/MCFADDEN SQUARE SPECIFIC AREA PLAN PHASE II REPORT "Projected Trend Development - Phasing" Z?z N O , P,Mpw, VC*A+1 Category I Existing and Approved Uses and Structures Projected Stable 1976 - 2000 Category II .Projected Development and Redevelopment 1977 to 1990 Retail Sales 92,842 Office 55,120 Restaurants 41,315 Sq. Ft. Residences 172 DU's Category III Projected Development and Redevelopment 1985+ Retail Sales 86,633 Office 41,320 Restaurants 17,000 Residences 52 DU's A 0 N"� 23 Projected Development Phasing - "Trend 77" In order to develop a land use and development intensity projection for the planning area, staff has divided the area into categories relating to redevelopment potential. This approach will illustrate the redevelopment pressures within the area and will indicate opportunities to utilize these pressures for implementation of the Specific Area Plans. This analysis was accomplished through a review of the information provided in the "Phase I - Research Report" on structural permanence, land values and structure values. All property within the planning area was divided into the following three categories: Category I: This category contains properties that are relatively stable and permanent. Major redevelopment of these properties is not anticipated within the next twenty-five years. Category II: This category contains property where development is most eminent. These areas are projected to develop or redevelop within the next fifteen years. Category III: This category contains property that is not anticipated to redevelop within the immediate future, but that which will develop within the next twenty-five years. -21- CANNERY VILLAGE/MCFADDEN SQUARE SPECIFIC AREA PLAN PHASE II REPORT TREND DEVELOPMENT "Land Use" A Restaurants 6 Retail Sales G Office D Residential 2 Hotel/Motel M PlwtFt& oaf.AN 0 IAY • Land Use and Statistical Forecast ="Trend 77" The map on the preceding page is the projected "Trend 77" development. It is based on the data provided in preceding sections on past development 1971-76 and projected development phasing. The following chart is a statistical analysis of the phasing of development and the estimate of build -out conditions for the planning area. 1976-1990 1985-2000 (Category II) (Category III) Development Development Land Use Anticipated Anticipated Retail Sales 92,842 Sq. Ft. 86,633 Sq. Ft. Office 55,120 Sq. Ft. 41,320 Sq. Ft. Restaurants 41,315 Sq. Ft. 17,000 Sq. Ft. Residential 172 DU's 52 DU's Hotel 0 0 -23- Projected Build Out Total 270,249 Sq. Ft. 139,665 Sq. Ft. 124,516 Sq. Ft. 358 DU's 13 Rooms 0 0 24 I Retail Sales Office Industrial Restaurant Hotel/Motel Residential Other CANNERY VILLAGE/MCFADDEN SQUARE SPECIFIC AREA PLAN AREA STATISTICAL SUMMARY Existing Land Use - 19 77 210,286 Sq. Ft. 89,918 Sq. Ft. 75,437 Sq. Ft. 52,377 Sq. Ft. 13 Rooms 397 Units 13,582 Sq. Ft. Potential Development Existing Zoning 1,537,289.2 Sq. Ft. 658,838.3 Sq. Ft. 533,345.3 Sq. Ft. 376,479.0 Sq. Ft. 105 Rooms 260 Units 0 -24- Revised Trend Forecast 270s249 Sq. Ft. 139,665 Sq. Ft. 0 124,516 Sq. Ft. 13 Rooms 358 Units 0 0 CANNERY VILLAGE/MCFADDEN SQUARE SPECIFIC AREA PLAN PHASE II REPORT "DEVELOPED PROPERTIES" Existing Developments Projected as Stable Areas of Anticipated New Developments and/or Redevelopment S Stm• pp AM, Aaw • W CONCEPT PLAN The following pages describe and depict a concept plan for the overall Cannery Village/McFadden Square Specific Area Plan area. This alternative has been developed as a starting point for the discussion of land use and development intensity standards for the overall planning area. The development of the concept plan was based on the assumption that many of the major existing land uses will continue into the foreseeable future. These uses were identified in previous sections of this report dealing with timing of anticipated development and redevelopment. Category I sites and the properties are shown on the preceding map. Discussion The staff -prepared, initial draft Concept Plan includes the following features: 1) The separation of existing residentially -zoned and developed areas from the commercial areas, in order to encourage their revitalization and stabilize their character, would be accomplished by buffering the duplex areas with landscaping and land uses compatible with both residential areas and edjacent uses to the greatest extent possible. Further, it is suggested that through - traffic be eliminated from residential streets. Public rights - of -ways would be, planted with appropriate street trees. 2) Concept Plan 1 would provide for the preservation of existing marine -related uses (by rezoning these parcels to a Specific Plan District zone that would prohibit non -marine service and repair uses). This preservation of marine uses is consistent with -26- the goals for the Cannery Village area established by the Land Use Element of the General Plan. 3) Concept Plan I would restrict those parcels immediately adjacent to the beach to tourist -related activities. This also would be accomplished through a specific plan zoning designation. The tourist -related zone would require sensitive consideration of the special opportunities and constraints exhibited by these beach/visitor related areas. 4) Concept Plan I ("CPI") would attempt to provide for the revitalization of the specialty commercial uses in the Cannery Village. This would be accomplished through a rezoning to provide for an economically -viable redevelopment of many of the marginal uses. This commercial/residential zoning should also provide an interesting contrast to other specialty shopping areas and alternative life styles for both residential and commercial tenants. 5) Concept Plan I would call for investigating possible changes to the circulation system and the establishment of public off-street parking, perhaps utilizing a parking district approach. The circulation system changes might include the closing and landscaping of 21st Street between Ocean Front Avenue and Balboa Boulevard, the possible closing of 29th and 30th Streets to through -traffic between Newport Boulevard and Balboa Boulevard, and the inclusion of the•end of the streets adjacent to Newport Boulevard in off-street parking lots., The provision of off-street public parking would encourage the redevelopment of many of the small lots in the Cannery Village area. 6) Concept Plan I also assumes the implementation of Circulation -27- 30 Element plans for the Cannery Village/McFadden Square area. This involves improving Newport Boulevard to a major roadway between 30th Street and 32nd Street and improving 32nd Street to a secondary roadway between LaFayette Avenue and Newport Boulevard. 32nd Street would be improved on the southeast side between LaFayette Avenue and Villa Way and on the City Hall side from Villa Way to Newport Boulevard, Precise alignments would be developed during Phase III of the Specific Area Plan. Statistics The following is a statistical summary of the projected land use under Concept Plan I and the development intensity assumptions used in making these projections. -28- STATISTICAL SUMMARY - "CPI" Retail Sales Office Industrial Restaurant Hotel/Motel Residential Tourist Commercial 212,245 Sq. Ft. Floor Area 100,310.8 Sq. Ft. Floor Area 245,100.8 Sq. Ft.. Floor Area 35,874.0 Sq. Ft. Floor Area 13 Rooms 403 Units 37,200 Sq. Ft. Floor Area DEVELOPMENT INTENSITIES - "CPI" Residential "Per Existing Zoning" Retail Sales .5 x's Buildable Office .5 x's Buildable Industrial 1.0 x's Buildable Restaurants (Existing Uses) Hotel/Motel (Existing Uses) Tourist Commercial .5 x's Buildable Commercial/Residential 1,000 Sq. Ft. Per Parcel (Exi-sting) 1 DU Per Parcel (Existing) Commercial/Office .5 x's Buildable -29- CANNERY VILLAGE/MCFADDEN SQUARE SPECIFIC AREA PLAN PHASE II REPORT "CONCEPT PLAN" J"00 PAMM6, a~ Retail Sales Office Industrial and Marine - Related Uses Residential Retail/Residential Parking (Public Off -Street and Private Off -Street With Agreements) Landscaped Areas Tourist Commercial a 40 0 CANNERY VILLAGE/MCFADDEN SQUARE w Specific Area Plan Program RESEARCH AREAWIDE PRELIMINARY PUBLIC FINAL PUBLIC REPORT GENERAL SPECIFIC REVIEW SPECIFIC REVIEW Covers CONCEPT PLANS - By OF PLAN OF FINAL entire PLAN Sectors PRELIMIN= SPECIFIC Cannery ARY.SPECI.FIC Revis- PLAN AND Village/ Land Includes: PLAN ions and ADOPTION McFadden Use referen- Square 1. Circu- Public ces Public Area, plus. Development lation, hearings based on hearings Lido Intensity Parking, before public before Peninsula Public Planning hearings Planning Circulation Improve- Commis- Commission . Includes ments sion Includes and City "Descrip- To be- environ- Council •tion of discussed at 2. Zoning mental existing public study impacts, environ- sessions and Start with mitigation Circu- mental approved by Cannery Vil- measures, lation, conditions" Planning lage (Area alterna- Parking, Commission, "A") tives, Public Staff only as a (as Improve - Report to basis.deve- required ments Planning lopment of by CEQA) Plan Commission individual Adopted February sector plans by Reso- 1977 lution Staff Report & Draft Zoning ,.— Concept Plan Adopted to Planning by Commission Ordinance May 19y7 L-T LT L-1 Planning Commission Meeting /33 Februa.ry. 10, 1977 Study Session Agenda Item No. CITY OF NEWPORT BEACH 5 February 3, 1977 FILE COPY T0: Planning Commission DO NOT REMOVE FROM: Department of Community Development SUBJECT: Cannery Village/McFadden Square Specific Area Plan -- "Phase I - Research Report". Attached is a copy of the "Phase I - Research Report" for the Cannery Village/McFadden Square Specific Area Plan area. The purpose of this report is to outline the existing environmental conditions and adopted City policies related to the overall Cannery Village/ McFadden Square Specific Area Plan area. The following subjects are included: Summary of Major Findings, State Law relating to Specific Plans, Current City Policies - General Plan - Existing Zoning Description of Existing Environmental Conditions - Natural Physical Environment - Urban Features The Phase I report discusses both the overall area and the four individual sectors (Cannery Village, McFadden Square, Bayfront, Newport/Balboa Boulevard Triangle). In addition, the Phase I report reviews existing conditions in the adjacent Lido Peninsula area. This "Phase I - Research Report" for development of the Specific serve as a major portion of the Commission action is required at Commission may wish to comment o development of these plans. is intended to provide the basis Area Plans. Also, this report will required E.I.R. No Planning this time; however, the Planning n the proposed approach to the As proposed in the report, Phase II of the Cannery Village/McFadden Square Specific Area Plan program would consist of the development of a concept plan for the entire CV/MS planning area. The concept plan would be developed based on the information generated in the Phase I report and additional data to be gathered (primarily traffic capacities). When the "Phase II Concept Plan" has been completed, it will be brought to the Planning Commission for approval. The "Phase II Concept Plan" will establish overall land use, circulation, and development intensity policies upon which more -detailed Specific Area Plans will be developed. Phase III of the Specific Area Plan,effort will include the preparation of detailed zoning regulations, and individual circulation, parking, and public improvement plans for each of the four sectors. These detailed Specific Area Plans will be bas-ed.on the overall "Phase II Concept Plan" approved by the Planning Commission and will require formal public hearings and Planning Commission recommendation to the City Council and adoption by the City Council. COMMUNITY DEVELOPMENT DEPARTMENT R. V. Hogan, Director By Fred alarico Senior Planner FT:jmb Attachment: 1) Phase I - Research Report 01TY OF NEWPORT AACH .COUNCILMEN , MINUTES 25. 1980 14. TRAFFIC SIGNAL MODIFICATIONS ON IRVINE AVENUE AT UNIVERSITY DRIVE AND AT MESA DRIVE (C-2040) - Acceptance of the work; assessment of liquidated damages in the amount of $5,400; authorization to the City Clerk to file a Notice of Completion; and authorization to the City Clerk to release the bonds 35 days after the Notice of Completion has been filed. (A report from the Public works Department) 01W TifSig/Irv/Un Mesa Dr (C-2040) (38) 15. BIG CANYON RESERVOIR RESTORATION (C-2173) - Approv- BCResRest al of the plans and specifications; and authori- (C-2173) zation to the City Clerk to advertise for bids to (38) \be opened at 10:30 a.m.,September 11, 1980. (A report from the Public Works Department. 16. moved from the Consent Calendar. 17. pR PERMIT APPLICATION - Approval, subject to the c ditions listed in the staff report, of the Harbor rmit application No. 173-111 of Luis Barrenche to revise an existing slip at 111 Via Lido Soud. A report from the Marine Department) 18. MAINTENANCE DRE ING HARBOR PERMIT - Approval of the following app cations for maintenance dredg- ing harbor permits, ubject to the conditions of approval listed in th general permit issued to the City by the Corps o Engineers: (A report from the Marine Departmen 256-1000 City of Newport ral Ave. Street End Beach 113-209 Robert S. Lancaster 209 Qgewater 105-109 Howard S. Martin 109 Balkside Place 19. BUDGET AMENDMENTS - For approval: Harbor Permit (51) Harbor Permit (51) BA-013, $25,000.00 for professional services, BA training, field surveys, and testing in connect n (25) with the City oil wells in West Newport, from Unappropriated Surplus to Oil, Services -Profession- al, Technical, etc., Tide and Submerged Lands Fund. (A report from the Utilities Department) 20. HOAG HOSPITAL REQUEST - Approval of proposed reply Hoag Ho$ from -the City Manager to a letter from Hoag Memori- (73) al Hospital Presbyterian requesting waiver of the 60-day notice. (Attached) I. ITEMS REMOVED FROM THE CONSENT CALENDAR: 1. A letter from the West Newport Beach Improvement 1GP Association requesting a sEfk_g"ic_area�lan for �I(45) iMeSqCanneryVauare_area,was_presentedi Volume 34 - Page 212 CI& OF NEWPORT BEJOH COUNCILMEN MINUTES ROLL CALOW r���' August 25, 1980 INDEX 7. REQUEST TO FILL PERSONNEL VACANCIES - For approval: Personnel/Vac (A report from the City Manager) (66) (a) One Equipment Operator I, General Services Department, to fill a vacant position: (b) One Steno Clerk II, Traffic and Parking - Public Works Department, to fill a vacant position. (a) One Secretary, Current Planning - Planning Department, to fill a vacant position. (d) One Refuse Crewman, General Services Depart- ent, to fill a vacant position. e Water Plant Supervisor, Utility Depart- ent, to fill a position to be vacated. e Writer Meter Man, Utility Department, to ll a vacant position. EPORTS: - None. \BICYCLE ItSCHEDULING: None. RAILS CITIZENS ADVIStlRY COMMITTEE - Accep- BTCAC/Resig. of he resignation of Betsy Mackenzie with (24) , di action to the City Clerk to prepare a cate of Appreciation and to place the item on the agend for September 8 for filling the vacancy. (Re gnation letter attached) 11. L100 ISLE SEWER ORCE MAIN REPLACEMENT (C-2108) - Lido Is/Sewer Acceptance of the work; and authorization to the Main/Replac. City Clerk to file Notice of Completion; and (C-2108) authorization to Lh C1ty Clerk to release the (39) bonds 35 days after t c Notice or Completion has been filed. (A report from the Public Works Department) 12. EL CAPITAN DRIVE SIDEWALK ONSTRUCTION (C-2105) - BlCap/SDWlk Acceptance of the work; au orization to the City (C-2105) Clerk to file a Notice of Co pletion; and authori- (38) zation to the City Clerk to r lease the bonds 35 days after the Notice of Compl ion has been filed. (A report from the Publ Works Department) 13. WEST COAST HIGHWAY IMPROVEMENTS ( UTH SIDE) 57TH WCHwy/Imp. STREET TO BALBOA BOULEVARD (C-2062) - Acceptance (C-2062) of the work; authorization to the Ci Clerk to i (38) file a Notice of Completion; and auth ization to the City Clerk to release the bonds 35 ays after the Notice of Completion has been filed. (A report from the Public Works Department) I i i Volume 34 - Page 211 1 CITY OF NEWPORT BE&H COUNCILMEN ROLL CALL t �N\'PP\ AuRust 25 1980 MINUTES INDEX Motion All Ayes i I x The item was referred to the Planning Commission, based on priorities and review o f-LCP-_deselopments, that there_ be two general plans,_with_a specific area plan for_three neglected_areas of Newport Beach; the Newport _Pier,. Cannery -Village and the Balboa Commercial District. Motion x 2. A letter from Bill Agee requesting consideration Zoning Ame d All Ayes of the unfair standards imposed upon R-2 property (94) owners as a result of the rejection of the Corona del Mar Residential Development Standards Study Committee proposal, was received and ordered filed. Motion x 3. A letter from William C. Hardesty, including a Building All Ayes letter written to the Code Enforcement Officer, (26) regarding the City's requirement for the inspe on of property prior to a sale, was referred to taff for reply. Roger Morin addressed the Council, rela ng his experience in a recent escrow transact on which disclosed an R-2 building on an R-1 ot, and requested that mandatory inspectio prior to sale of property be strictly adhered Council requested a copy of s aff's reply to Mr. Hardesty. 4. A newspaper clipping fr R. Penkwitz regarding Parking the City of Anaheim's olution to parking problems (64) faced by homeowners est of Anaheim Convention Center during majo events, and his comments ing proble faced by Newport Beach homeowner beach -go ng public, was presented. Motion xem wa referred to staff for input from All Ayes ner Associations regarding the feasibility u g special parking stickers to residents. ty Attorney will investigate and report back /resolution cil on a similar project developed for the f Beverly Hills. ution opposing the rate increase appli- PacTel of Pacific Telephone filed August 1, 1980, (89) waspresented. Pat Krone, Public Affairs Manager, Pacific Telephon Company, addressed the Council, requesting that no position be taken by the City of Newport Beach, pending the California State Commission hearing. ; Motion x Councilman Strauss' motion to adopt the resolution Ayes x x x failed. Noes x x x Abstain x Mayor Heather requested the item be continued and Motion x brought back on the Consent Calendar when the All Ag s telephone company's testimony has been analyzed by / staff, in a timely manner, before the November 10 deadline. Volume 34 - Page 213 COY OF NEWPORT BESCH COUNCILMEN ROLL \L\NN 4f�f'\� August 25, 1980 MINUTES j 6. A letter from Anne Frackelton regarding the parking Prkg/Cit citation she and her husband received while visit- (70) i ing Newport Beach, and a copy of a letter from Mrs. Benjamin T. Lillegraven to Orange County Harbor Court, regarding a parking citation she received, were presented. Motion x The letters were referred to staff for reply. All Ayes 7. A letter from the Corona del Mar Civic Association Oasis/PB&R regarding the City policy for use of Oasis for (62) civic meetings, was presented. Motion x The item was continued to a Study Session, pending All Ayes ort back from the Parks, Beaches and Recreation Co asion. 8. A repo was presented from the Public Works Depart Encroachment/ ment rag ding the application of Dennis Cobb to Cobb construct 4-foot high chain link fence and (65) wrought iro gate encroaching 3 feet into 36th Street, adjac t to 3601 Finley Avenue, Dennis Cobb addre sed the Council regarding his application Motion x The item was continue to the meeting of September All Ayes to allow for a reexamination, of the parcel. Mayor Heather adjourned the meetii►g at 11:05 P.M. ti 1 I Volume 34 — Page 214 i 1 i BOARD OF DIRECTORS President . . 5403 Seashore Drive Vice President . . 5710 W. Ocean Front Treasurer . . 5107 Seashore Drive Secretary . Canal Street ._ . Cathy Anderson 645-0476 Bruce Nordlund 642-3871 . . . Jan DeBay 645-0919 . Ninfa Jarvis 642-3361 Charles E. Day Jr. 105 61st Street Gene Kraus 6502 W. Ocean Front William McLaughlin 67 Balboa Coves John Shea 2214 W. Ocean Front Douglas Wall 5001 Bruce Crescent W-1057 646-4081 ' / 675-3732 ,I,/ 3 (� 675-6917 / / 645-6118 WEST NEWPORT BEACH Improvement Association NEW PORT BEACH, CALIFORNIA S RECEWED CITY CLERK August 14, 1980 AUG 18 1980 o' 4. CITY OF NEWPORT BEACH, ,[ ' CALIF. i The Honorable Jackie Heather, Mayor 3300 Newport Blvd., Newport Beach, Ca. 92663 Dear Mayor Heather: • The land Use Element of the Newport Beach General Plan designated that a specific plan for the Cannery Village/McFadden Square area be prepared, stating - "The Cannery Village, industrial, marine service and specialty shop area, and the McFadden Square area, have been designated as a mixture of recreational and industrial land use". This area should be preserved and enhanced by . . . . , developing a specific area plan to resolve ex- isting orientation, access and parking problems and improve the visual environment. Early in 1976, the Council directed the staff to begin a specific area plan, encompassing a much larger area - including the McFadden Square area. Phase I was reported out in February 1977; Phase II on June 2, 1977; Phase III was to address preliminary, specific plans by sectors to include new zoning ordinances, improtements to the local ciLk;ulatlon system, parking and capitol improvement plans. At that time, the City went into contract with Wilbur Smith and Associates to address one phase of that goal - the parking needs - final report being pre- sented to the Council late in 1978. The recommendations in that report were generally rejected by the Council. It is to be noted that the report projected • adding 800 parking spaces in the McFadden Square area alone. This Association is concerned that there Da the specific area plan. At the present time, COPIES SENT 10: afoot to increase the parking capacity of the 0 Mayor ate undertaking. There has been concern over 0 Manager appearing in the area. The statistics of the T3 Attorney almost 1TI of the crime in the City centers ir. P W Director comDev Director We suggest that these facts imply urgent Other El Councllmert has been no action to complete it world appear there is no plan area - either by public or priv- the types of shops which are Police Department reflect that . the Newport Pier area. need for completion of a specific • yJ The Honorable Jackie Heather, Mayor • Page 2. area plan based on a realistic appraisal of how exist parking can beat be used or limited in its use to serve the area, and how might best be re- developed in l t of growing problems in the area and in reccgniticn of the limited g available. This Association does urge the Council to direct staff to give imme- diate, urgent priority to the completion of a specific area plan for the McF&Men Square area. Sincerely, case Cathy Anderson, President V,cc: City Council • 0 COUNCILMEN �� 9 �p��.t �G\i \ F G��(�9 p� C�O q yyJ s Cnl (`AI 1 C*'Y OF N.EWPORT BACH Regular Council Meeting FILE Cblil'ES Place: Council Chambers DO NOT REMOVX Time: 7:30 P.M. Date: July 11, 1977 INDEX Present Motion Ayes Motion Ayes x x x x x x s x x x x x x x x x- x x. x x x x Roll Call. The readin fth,_e Minutes of the Regular Meeting of June 27, 1977 was fti and said Minutes were approved as written and ordered file . The reading in full of all ordinances and r tions under consideration was waived, and the City Clerk w directed to read by titles only. HEARINGS: 1. Mayor Dostal opened the public hearing regarding Ackerman the -appeal of Dr. Carl Ackerman from the decision Appeal of the Planning Commission on May 5, 1977 which (2703) denied Dr. Ackerman's appeal and sustained the action of the Modifications Committee regarding a request for alterations to an existing dwelling in a Commercial District permitted by a previous variance (Modification No. 2058); property located at 106 - 22nd Street, on the easterly side of 22nd Street, northerly of the West Ocean Front in McFadden Square; AND the public hearing regarding the appeal by Dr. Carl Ackerman from the decision of the Planning Commission on May 5, 1977 which denied Site Plan Review No. 4, a request to permit construction of a 1,OO�uare foot commercial building in an area designated for a Specific Area Plan; property located at 108 - 22nd Street, on the easterly side of 22nd Street, northerly of the West Ocean Front in McFadden Square; zoned C-1. Reports were presented from the Community Develop- ment Department. Motion x The hearings were continued to August 8, pending Ayes x x x x x x x consideratio of_ the re uestof the Central Newport Parking Committee for acquisition of --the suNect roperties. _..._.._.,.---- ORDINANCES FOR SECOND READING AND ADOPTION: 1. Ordinance No. 1743, being, AN ORDINANCE OF THE CITY OF NEWPORT CH Ambulance AMENDING SECTION 5.14.180 OF TH WPORT Regulations BEACH MUNICIPAL CODE ENTITLED 'APPLICATION 0-1743 FOR DRIVER'S AND ATTEND S PERMIT," (614) lowering the age 1imi requirements for ambulance drivers and atte dants, was presented for second reading. Motion x Ordinance No. 1743 was adopted. Ayes x x x x x x x .r^ Volume 31 - Page 177 AY OF NEWPORT BACH COUNCIL EN Ao !y �yy$E N L�\� A <��y yN July 11, 1977 MINUTES INdpY \ CONTINUED BUSINESS: 1. A report was presented from the Council ad hoc HUD HUD Block Grunt Committee in connection with the Block property at 5th and Marguerite. Grant (2082) A report was presented from the City Manager regarding alternate funding of the 5th and Mar- guerite Avenue property. Bill Wenke, attorney for the Carden School, addressed the Council and indicated they would like to have a little more time on the lease epending on Council's action. Motion x C ncilman Ryckoff made a motion to continue the le se and advise HUD. Motion x Coun ilman Williams asked that the motion be amend d to include an attempt to secure the third year b ock grant funds, including entitlement and inequit es, which amendment was not accepted by the ask of the motion. Councilma Ryckoff requested the following state- ment be in uded in the record: 111. We can finance a senior cititzens project on our own. 112. In do ng own financing, we can exercise local ontrol which this Council has expres d an interest in maintaining. "3. If HUD f da are accepted we are faced with a su sidized housing goal of 568 units. If\we set such goals and ignore them, we arr prostituting ourselves and the City to et 'Federal funds. If we mean to live p to these goals, we are embarking on new social program of far-reaching c sequences. 1% Where will these,,units go? In existing built-up areas? Mt. Wynn's letter of June 21 amends our\application to include ' all undeveloped xeo�dential sites in the City. What is the e�fect of such development on proper y values? Would sites on Irvine Avenud* on Went Bay be suitable, or the Casta ys, or a somber of the Newporter or N rt Center high-rise sites? Develo era' reaction would be of interest. "5. If we go our own way, we ca encourage and take advantage of voluntitry help such as offered by the Soxopt mist Club, and urged by Mrs. Forgit, in air letter of July 6. There 1s not ng wrong Volume 31 - Page 178 CWY OF NEWPORT B&CH COUNCILMEN- MINUTES �0 �9pop��y�y FILE COPY o� DO NOT REMOVE any cei is �N July 11, 1977 INDEX Parks, Beaches and Recreation Director Cal Stewart v ief sta^f�f--re�porr Ayes x x x x A vote was taken on Counci3max�-R'o substitute Noes x x x motion, which motion carried. CURRENT BUSINESS: 1. A letter from the Central Newport Parking -Committee Central Newport was presente regarding the acquisition of property in the McFadden Square area for off-street parking. Parking (2711) A report was presented from the Community Develop- ment Department. The following members of the Newport Parking Committee addressed the Council: Marguerite Forgit and Paul Carlson, Chairman, who presented a drawing of their proposed off-street- parking plan and stated the Central Newport Parking Committee was representing the parking needs of Lido Viilag'e, Cannery Village, McFadden Square area, land owners, churches, manufacturers and commercial andd retail business establishments, whose goal is to form a ' parking district and create bonding for parking in the Central Newport area; and requested the Council to buy the Ackerman property and hold it for them until they can do something about it. Carl Ackerman, owner of the property, addressed the Council and lauded the attempt to solve the parking needs of the district, and stated that he hoped they would not use his property. Motion x Councilman Rogers made a motion to direct the staff to investigate the necessary actions involved in acquisition of the properties,_proba a costs of - acquistion, source of funding, and report back to Council. '-- ' -- -- — '- - - Councilman Kuehn asked that the motion be amended to request the'staf to�back to the Council as to the number o_f cars that might be parked on Phase I and Phase II of the parking structure, and also the impact of the one_ -way circulation insofar as parking feasibility is concerned,_ which amend- ment was accepted by the maker of the motion. Ayes x x x x x x x A vote was taken on Councilman Rogers` amended motion, which m`6£ion cas=ie3. -' 2. A letter of transmittal from the Assistant to the i� d get City Manager was presented regarding a Memora uif (764) of Understanding with the Newport Beach y Employees Association. Motion x Resolution No. 9136 approving a Memorandum of R-9136 Ayes x x x x x x x Understanding between the City and the Newport Beach C -ty Employees Association, was adopted. "� Volume 31 - Page 182 } July 5, 1977 The Honorable Milan Dostal Mayor of the City of Newport Beach Honorable Councilmembers of the City of Newport Beach 3300 Newport Boulevard Newport Beach, California 92663 Dear Mayor Dostal and Councilmembers: The Central Newport Parking Committee respectfully requests to be placed on the agenda for the City Council meeting on Monday, July 11, 1977. The purpose of our appearance is as follows: (1) request that you make immediate acquisition of some properties that have prime parking potential, (2) appraise you of our progress to date and inform you of our current activities, and (3) give you a preliminary report on our long-term goals. PEC:dec Thank you for your anticipated cooperation in this regard. Very txuly yours, Paul E. Carlson Chairman NG COMMITTEE JUL 51977► ciN of NF1NnCALIFBEACH , .CC 3475 Via Oporto, Suite 205 Newport Beach, California 92663 telephone 714/675-8662 .l City Council Meeting July'll, T977 Agenda Item No. CITY OF NEWPORT BEACH July 6, 1977 TO: City Council FROM: Department of Community Development G-1 SUBJECT: Report from Department of Community Development regarding the request from the Central Newport Parking Committee for the acquisition of property in the McFadden Square area for off-street parking. Suggested Action If desired, (a) direct the staff to investigate the necessary actions involved in acquisition of the properties, probable costs of acquisition, source of funding, and report back to Council at the meeting of July 25, 1977; or (b) inform the Central Newport Parking Committee that the Council does not believe that acquisition of the properties by the City is warranted. Background The Central Newport Parking Committee is a community -constituted committee of property owners, merchants and other interested citizens devoted to solving the parking problem in the Cannery Village/McFadden Square area by the formation of a Municipal Parking District. The City Council has previously endorsed its purpose and appointed three of its members to serve on the Committee. The Central Newport Parking Committee previously asked the City to acquire properties in the McFadden Square area (letter attached). The properties are located at 2209 and 2211 West Balboa Boulevard at the corner of Balboa Boulevard and 23rd Street (presently the Newport Harbor Art Museum site) and at 106 and 108 22nd Street (the Dr. Ackerman properties). (Exhibit 1) The Central Newport Parking Committee is moving toward the establishment of a parking district in the Central Newport area. The Committee recently has requested proposals from several consulting firms for the preparation of a parking needs and economic feasibility study of the Central Newport area. Additionally, the Committee has received a pr.dposal for bond counseling services in conjunction with the formation of the parking district. The Committee has indicated to staff that City action is needed at this time to save the above -mentioned properties for parking purposes. They further indicated that the !district would acquire the properties from the City when the parking district is formed. Newport Harbor Art Museum Property At the April 25, 1977 City Council meeting, the Council received and TT approved a recommendation from its Off -Street Parking Committee recommending against the acquisition and development of the Art Museum property for a public parking lot. The Off -Street Parking Committee recommended that the City not purchase the subject parcel at this time, but consider alternative parking facilities that may be provided on public property in the McFadden Square area. $ubsequent to this action, the City Council received,at its June 13, 1977 Study Session,a letter from the Central Newport Parking Committee requesting that the City reconsider the parcel's acquisition for parking purposes until such time as a parking district could be formed to acquire it from the City. Since then, the property has been sold and the new owners, have applied for, and received, a modification to permit interior alterations to the non -conforming building. The property is non -conforming in that it encroaches to within four feet of the rear property line where a ten -foot setback TO: City Council - 2 would normally be required. Dr. Ackerman Properties The properties owned by Dr. Ackerman are located at 106 and 108 22nd Street, on the easterly side of 22nd Street, northerly of West Ocean Front in the McFadden Square area. At the May S. 1977 Planning Commission meeting, the Commission denied an appeal from Dr. Ackerman and sustained the action of the Modifications Committee regarding a request for alterations to an existing dwelling in a commercial district permitted by a previous variance (Modification No. 2058) to the property at 106 22nd Street. Further, the Planning Commission, at its May 5, 1977 meeting, denied Site Plan Review No. 4, a request to permit the construction of a 1,000 square foot commercial building in an area designated for a Specific Area Plan for the property located at 108 22nd Street. Both of these items have been appealed to the City Council and are on the July 1% 1977 agenda. Discussion The Central Newport Parking Committee has previously requested that the City take the necessary actions toward the acquisition of the Art Museum property and the Dr. Ackerman property in order to save them for future use as off-street parking. The Committee has indicated to staff that they are moving forward toward the establishment of a municipal parking authority for the Central Newport area,and would acquire these parcels from the City at such time as the parking authority is formed. They have further indicated that if for some reason the parking district should not be formed, the City would have the option of either selling the parcels or operating them as a City parking tot. It is the intention of the Central Newport Parking Committee to investigate the acquisition of three lots adjacent to the properties on the easterly side of 22nd Street and the connection of the properties with a two-story parking structure over 22nd Street and the existing private off-street parking lot on the westerly side of 22nd Street (Forgit Hardware). Staff has estimated that a parking structure in this location (Exhibit 1) could provide approximately 288 spaces. No appraisals of the properties involved have been made to date. The Council's Off -Street ParkinCommittee indicated that the Art Museum property was listed for 1400,000 in April, 1977. Based on this figure, staff has estimated that the two-story parking structure envisioned by the Central Newport Parking Committee would cost approximately 1.7 million dollars. Presently, it is anticipated that the Central Newport Parking Committee will be asking the City to take those actions necessary to save the properties for future off-street parking use. The Committee would be financing an overall parking plan for the Central Newport area through a bond sales program to be determined after a parking needs and economic feasibility study has been accomplished. Respectfully submitted, DEPARTMENT OF COMMUNITY DEVELOPMENT Attachments: (1) Letter from the Central dated July 5, 1977. (2) Letter from the Central dated June 1, 1977. (3) Exhibit 1 Newport Parking Committee Newport Parking Committee t P July 5, 1977 1] The Honorable Milan Dostal Mayor of the City of Newport Beach Honorable Councilmembers of the City of Newport Beach 3300 Newport Boulevard y Newport Beach, California 92663 Dear Mayor Dostal and Councilmembers: The Central Newport Parking Committee respectfully requests to be placed on the agenda for the City Council meeting on Monday, July 11, 1977. The purpose of our appearance is as follows: (1) request that you make immediate acquisition of some properties that have prime parking. potential, (2) appraise you of our progress to date and inform you of our. current activities, and (3) give you a preliminary report on our long-term goals. PEC:dec Thank you for your anticipated cooperation in this regard. Very truly yours, 'Paul E. Carlson Chairman 3475 Via Oporto, Suite 205 Newport Beach, California 92663 telephone 714/675.8662 COMMITTEE r�^VI'q tr.•- n C1.r'i T i ,,:.t. .JUL ri 1977z" CITY OF NE'll TRY BEACH U 1! , 0 June 1, 1977 City Council City of Newport Beach Newport Beach, California Dear Council Members: On April 25, 1977, the Council received and approved a recommendation from the Chairman of its off-street parking committee regarding purchase of the former Newport Beach Art Museum property recommending against acquisition and development of the property for public parking. That item (H7b) was approved by the Council. The Council has heard a report from the Central Newport Parking Committee (a community constituted committee) devoted to solving the parking problem in the Cannery Village and McFadden Square areas by the formation of Municipal Parking District. Three members of the Council were appointed to serve on the Committee, and its purpose endorsed. On May 5; the Planning Committee rejected an -application by the owner of the lots at 106 and 108 Twenty -Second Street for further redevelopment of the two properties. This action is being appealed and will be before the Council soon. In the meantime, with information furnished to the Committee by the Department of Community Development, studies are progressing on the solutions to the parking problems in the general area. Additional input comes from the Committee. Three additional lots adjacent are either vacant or have sub- standard developments. The five properties could accommodate 24 cars at grade or 54 cars with a two -level parking structure. By action of the Central Newport parking Committee Executive Committee on May 24, you are respectfully and urgently requested to consider rejecting the proposed redevelopment of lots at 106 and 108 Twenty -Second Street, and evaluate the acquisition of those two properties and the three adjoining for public parking use. 3475 Via Oporto, Suite 205 Newport Beach, California 92663 telephone 714/675.8662 5 June 1, 1977 Page Two Additionally you are also urgently requested to reconsider for the same purpose the Art Museum property', Altogether this could accommodate 288 cars using two levels, and both properties thereby joined at the ,second level. The Committee further requests-thatyou carefully consider the acquisition by the City immediately of the several properties described here. • You would therefore save these properties for later acquisition from the developing Newport Beach Public Parking Authority, and through price .� reimbursed to the City under the bonding plan soon to be selected. These two properties will not remain available long, and if redeveloped take them -for many years as critical land for the Parking District. .If for any reason the District does not materialize, the City could elect to operate the lots itself or sell the properties then. The Committee .requests that you accommodate this recommendation, reject the Site Plan Review appeal and proceed forthwith to acquire the described parties. Further recommendation on the Cannery Village area will proceed in due course of the legal formation of the Parking District. Sincerely and urgently, CEN L N//EWPORT PARKING COMMITTEE Paul E. Carlson Chairman PEC:dec U-1WHIBIT I city of Newport Beach ADVANtL ►Lx9ml N4 0IVI41&m 7.6•71 e O W SCALE I FFEET 6r I6• /C - COUNCILMEN �p�4Z, 0 o ROUL GALL T� �m a C A OF N.EWPORT BAH .Tune 25. 1973 MINUTES FILE COPS' DO NOT REMOVE INDEX Councilman Ryckoff suggested an amendment to Councilman Kymla's motion to add the condition that no live -aboards be permitted, which amendment was accepted by Councilman Kymla. A vote was taken on the amended motion and the Ayes xxx itLx revision to Harbor Permit No. 129-2601 was ap- Absent x proved, subject to the approval of the U.S. Corps of Engineers and to the following conditions: a. That any domestic water service and electrical service on the slips be approved by the Com- munity Development Department; b. That a commercial fire protection system be stalled and approved by the Fire Department; C. T it the slip facilities be designated for the upla d owners' use and/or guest docking for the restau ant but not to include a marina facility with the enting or leasing of slip space, unless parking is rovided in accordance with the City's Harbor Per it Policies; and d. That live-aboa ds not be permitted. 12. A letter from the Oran a County Harbors, Beaches Lifeguard and Parks District to Cit Manager Robert Wynn Services regarding the proposed 19 -74 agreements between the Harbor District and the 'ty for lifeguard services and between the County and the ity for financial assistance was presented with a port from the Marine Safety Director. Motion x The following resolutions were adopted: Ayes xxx xxx Absent x Resolution No. 8013 authorizing execut n of an R-8013 agreement with the Orange County Harbo , Beaches and Parks District to provide life and service in unincorporated territory for the £i al year 1973-74. Resolution No. 8014 requesting financial aid -8014 from County of Orange to pay for lifeguard service on City beaches, and authorizing execution of an agreement therefor. 13. A report was presented from the City Staff Traffic McFadden Affairs Committee regarding traffic conditions in the Square McFadden Square area. Traffic he improyets to the intersection of Newport Motion x Boulevard, Balboa Boulevard and McFadden Place Ayes xxx xxx as recommended were app-=e,d„ and the staff was Absent x instructed to implement the improvements. Volume 27 - Page 150 y1. 0 CI CITY OF NEWPORT BEACH OFFICE OF THE CITY MANAGER June 19, 1973 TO: MAYOR AND CITY COUNCIL FROM: City Staff Traffic Affairs Committee SUBJECT: TRAFFIC CONDITIONS AT MCFADDEN SQUARE AREA RECOMMENDATION: STUDY SESSION AGENDA 2 b 1 COUNCIL AGENDA ITEM G-13 Authorize staff to install certain improvements to the intersection of Balboa/Newport Boulevards and McFadden Place, including: 1. Prohibit right turns into McFadden Place from Newport Boulevard and extend the traffic island eastward across the intersection; 2. Make the southerly lane on Balboa Boulevard a mandatory right turn into McFadden Place; 3. Make the northbound lane out of McFadden Place a mandatory right turn onto Balboa Boulevard; 4. Install advance directional signs for vehicles travelling on Newport Boulevard to the Ocean Front parking lot to turn right on 23rd Street and left onto Balboa Boulevard since the entrance off of Newport Boulevard into McFadden Place has been eliminated; 5. Update signing on Balboa Boulevard at 20th Street directing traffic to the Newport Pier area; 6. Remove parking on the south side of Balboa Boulevard from McFadden Place to 20th Street to allow for the safe merge of eastbound traffic; 7. Prohibit left turns for westbound traffic on Balboa Boulevard into McFadden Place; and 8. Eliminate parking on the south side of Balboa Boulevard prior to 23rd Street for adequate sight distance. DISCUSSION: At the April 4, 1973, Traffic Affai-rs Committee (TAC) meeting, the Traffic Engineering Technician reported that the present merge traffic pattern at McFadden Place is a safety hazard. In order to improve this unsafe condition, the TAC subsequently considered several modifications to this complex inter- section including "right turn only" lanes, additional islands, expansion of existing islands, and signal installations. Page-2- The traffic plan finally designed by TAC staff members has been reviewed and approved by the Police Department, Public Works Department and merchants in the area. To install this new traffic circulation design, the TAC recommends the following actions be taken: 1. Eliminate right turns from Newport Boulevard across Balboa Boulevard into McFadden Place. To accomplish this the island between Balboa/ Newport Boulevards would be extended easterly across the intersection. This will reduce and, hopefully, eliminate the hazard of unsafe right turns which cause the preponderance of accidents at this location. 2. Make the southerly lane of Balboa Boulevard a mandatory right turn into McFadden Place. This will reduce the number of lanes on Balboa merging with Newport Boulevard from two lanes to one. 3. Make the northbound lane out of McFadden Place a mandatory right turn onto Balboa Boulevard. This will eliminate vehicles crossing Balboa and Newport Boulevards to turn left onto Newport Boulevard. Those wishing to go west can exit on 23rd Street. 4. Install advance directional signs for vehicles travelling on Newport Boulevard to the Ocean Front parking lot to turn right on 23rd Street and left onto Balboa Boulevard since the entrance off of Newport Boulevard into McFadden Place has been eliminated. Those drivers not wishing to turn at 23rd Street can continue on and turn right onto 20th Street and circle back to the McFadden area. 5. Update signing on Balboa Boulevard at 20th Street directing traffic to the Newport Pier area to turn left at 20th Street instead of at McFadden Place (in conjunction with Recommendation V). 6. Remove parking on the south side of Balboa from McFadden Place to 20th Street. This will give an additional lane to allow a safer merge of the eastbound traffic from Balboa and Newport Boulevards. 7. Eliminate left turn movements from Balboa Boulevard into McFadden Place by westbound traffic. Those westbound vehicles wishing to enter McFadden Place from Balboa can turn left at 20th Street, thus eliminating vehicles crossing the four lanes at Newport and Balboa Boulevards to get into the Newport Pier parking area. 8. Remove parking on the south side of Balboa Boulevard west of 23rd Street to increase sight distance for vehicles exiting out of 23rd Street. • Page-3- The blatant hazards Affairs Commi++a and Balboa Bo JLK:cs Attachment cc: TAC memb TAC members believe these improvements will reduce the most at this intersection. When funds are available, the Traffic a alcn cunnactc a trnffir cianal he installed at 23rd Street i do i i �*Aft, Oft". D N ri-r swoo dowow x % �.. 0 '--' AQLVb ♦.. ...• iI �'� *AftG ,� � i i awl;o� domb = +�..ftftb gpL Sbm. P120POSM tMPeWMMZNTS NEW POIZ'tj s&LBo& Boumvmos @ Me pAom-w Soso 00-0010 '�� f t OS\ r 9� - -..., --r 1: 11 CITY OF NEWPORT BEACH OFFICE OF THE CITY MANAGER June 19, 1973 TO: MAYOR AND CITY COUNCIL FROM: City Staff Traffic Affairs Committee SUBJECT: TRAFFIC CONDITIONS AT MCFADDEN SQUARE AREA RECOMMENDATION: STUDY SESSION AGENDA 2 b 1 COUNCIL AGENDA ITEM G-13 Authorize staff to install certain improvements to the intersection of Balboa/Newport Boulevards and McFadden Place, including: 1. Prohibit right turns into McFadden Place from Newport Boulevard and extend the traffic island eastward across the intersection; 2. Make the southerly lane on Balboa Boulevard a mandatory right turn into McFadden Place; 3. Make the northbound lane out of McFadden Place a mandatory right turn onto Balboa Boulevard; 4. Install advance directional signs for vehicles travelling on Newport Boulevard to the Ocean Front parking lot to turn right on 23rd Street and left onto Balboa Boulevard since the entrance off of Newport Boulevard into McFadden Place has been eliminated; 5. Update signing on Balboa Boulevard at 20th Street directing traffic to the Newport Pier area; 6. Remove parking on the south side of Balboa Boulevard from McFadden Place to 20th Street to allow for the safe merge of eastbound traffic; 7. Prohibit left turns for westbound traffic on Balboa Boulevard into McFadden Place; and 8. Eliminate parking on the south side of Balboa Boulevard prior to 23rd Street for adequate sight distance. DISCUSSION: At the April 4, 1973, Traffic Affairs Committee (TAC) meeting, the Traffic Engineering Technician reported that the present merge traffic pattern at McFadden Place is a safety hazard. In order to improve this unsafe condition, the TAC subsequently considered several modifications to this complex inter- section including "right turn only" lanes, additional islands, expansion of existing islands, and signal installations. Page-2- The traffic plan finally designed by TAC staff members has been reviewed and approved by the Police Department, Public Works Department and merchants in the area. To install this new traffic circulation design, the TAC recommends the following actions be taken: , 1. Eliminate right turns from Newport Boulevard across Balboa Boulevard into McFadden Place. To accomplish this the island between Balboa/ Newport Boulevards would be extended easterly across the intersection. This will reduce and, hopefully, eliminate the hazard of unsafe right turns which cause'the preponderance of accidents at this location. 2. Make the southerly lane of Balboa Boulevard a mandatory right turn into McFadden Place. This will reduce the number of lanes on Balboa merging with Newport Boulevard from two lanes to one. 3. Make the northbound lane out of McFadden Place a mandatory right turn onto Balboa Boulevard. This will eliminate vehicles crossing Balboa and Newport Boulevards to turn left onto Newport Boulevard. Those wishing to go west can exit on 23rd Street. 4. Install advance directional signs for vehicles travelling on Newport Boulevard to the Ocean Front parking lot to turn right on 23rd Street and left onto Balboa'Boulevard since the entrance off of Newport Boulevard into McFadden Place has been eliminated. Those drivers not wishing to turn at 23rd Street can continue on and turn right onto 20th Street and circle back to the McFadden area. 5. Update signing on Balboa Boulevard at 20th Street directing traffic to the Newport Pier area to turn left at 20th Street instead of at McFadden Place (in conjunction with Recommendation #7). 6. Remove parking on the south side of Balboa from McFadden Place to 20th Street. This will give an additional lane to allow a safer merge of the eastbound traffic from Balboa and Newport Boulevards. 7. Eliminate left turn movements from Balboa.Boulevard into McFadden Place by westbound traffic. Those westbound vehicles wishing to enter McFadden Place from Balboa can turn left at 20th Street, thus eliminating vehicles crossing the four lanes at Newport and Balboa Boulevards to get into the Newport Pier parking area. 8. Remove parking on the south side of Balboa Boulevard west of 23rd Street to increase sight distance for vehicles exiting out of 23rd Street. 0 Page-3- The TAC members believe these improvements will reduce the most blatant hazards at this intersection. When funds are available, the Traffic Affairs Committee also suggests a traffic signal be installed at 23rd Street and Balboa Boulevard. �j JUDY L . KELSEY _ J Acting Chairman Traffic Affairs Committee JLK:cs Attachment cc: TAC members gyp.. @4�B p x Q LvrN "' s _ •%% _ ��'"�� ���".� sow moo -!0, "11 90 f! a i'o*%` i �% `� 1 ; �+. / P 20POSED IMPeWt-MtENTS NEwpo rIftL.B z BOUI,Evmos @ Me mom.4 r _ done do"V swoop ago* G � -- -77 %3_3 el MucHes .ire -fit:' .., .. , �. "��: v';=::._ ... - •'' ow to -keep marine -oriented be zoned to a combined residen• industries alivetin Newport tial and commercial use:ta"pro. t .,Beach's•Cannery.Village.will-be .,' vide••an• interesting ;contrast to .: ej discussed again tonight• by..the�,, 'other,'specialty;,,shoppin areas ;S `y;city'sPlanning Commission.:�' and 'alternative•:llfe..styles for - Commissioners. -will •hold a both residential and commercial " ,,,public hearing at-7:30 p.m. on a tenants." �plan-for-the „ .; ,specific.area plan•for the area, J"• :.,,between 32nd-=-Street . and the'. he' Also included in the -plan are a Newport Pier: r „,k; .- ; ;: ' series of proposed changes in the.,, A•�speciitc area• lan,is a;pian• .street system such as closing and :'ing:device for'use:'in.,areas landscaping 21st Street between •'+ 'wherecityofficials.believethere Ocean;Front and•'Balboa ' isaproblemrelatedtolanduse.'. -Boulevard and,theclosing of29th '•Tlie city's first. specific area and 30th streets to through tray= ; e 1' plan, devised last, year, -.was in. ,fic. _ ' _,: , , t ,. „ r:_ _ , stituted� in-AY1arinerls, Mile;,.- .i•• Once the planning,cortmission: another concentration of marine• •, has settled, on. the details of a `related businesses. -.'1 • - w• • - specific area plan, it will be sent Tonight's hearing, will be held to the city counciLwhere.more, to review the fifthset',df proposed hearings must - be held before it •: zoning changes aimed`atcmain- c can be adopted: taining the character'of-the,Can-- •nery area while allowing it: to be -- - -redevelopedbyproperty,owners. - The plan to be- discussed tonight would aid 'marine iti­ dustries by prohibiting any non - marine businesses , from using • waterfront property:Jn addition, ;t marine-related.businesses would „be allowed to build•slightly more square footage -per lot than other businesses: , •..,.' . 'In order t&preserve the small shop -character of the rest of the - Cannery -Village, portions would PUBLIC INPUT HEAVY Planning Commission. Nears, Testimony on Cannery D-istrict Last week the Newport Beach Planning Commission continued to hear public testimony on the Me- fadden-Cannery Village Specific Area Plan. The public input was the heaviest to date and gave planners much to ponder as they continued the public hearing until their December 1 meeting. The area Included in the plan Is the project generally bounded by 32nd Street and 24th Street on the north, p Balboa Boulevard and the Pacific Ocean on the west, 19th Street on the south, and lower Newport Bay and the Rhine Channel on the east. It is the policy of Newport's general plan that Cannery Village be preserved as a commercial orea with a program protecting ❑:arhuv repair and service businesses. Additionally, information should also be forthcoming at the December 1 meeting from a recently contracted parking study being conducted in the area. During the two hours of public testimony members of the community rose to speak both forandagainst the Concept Plan Number V, This most recent plan laying out redevelopment plans for the Cannery Area Is the outgrowth of previous public input and four previous plans. Peg Forgit, a local hardware stare owner, attacked the plan as doing nothing to solve the real problems. "What we need is to improve the traffic circulation, widen the streets and provide parking for our customers. This plan does not address itself to these issues." Ed Martindale, who owns and operates a marine oriented business in the Cannery area, said "The,office district you call for in your plan is not compatible with my business. We make a lot of noise and most office people are going to object. If the area is to be preserved for marine oriented businesses I'm going to have a tough time getting along with a lot of of- fices." Director of Community Develop- ment, Dick Hogan, put a few people at ease when he told Martindale that if his business were to become in - Continued to Page 2 /U /3-771 0 CANNERY... Continued from Page one compatible with the zoning, he would be grandfathered in ands could con- tinue to operate as long as he didn't change the nature of the business. Mike Singer, representing both he and his parents, objected to the whole. idea of a planned district. The Singers own 26lots at 20 and Newport; and operate a boat storage yard. "We purchased the property with the in- tention of developing it, BY eliminating restaurants as an ac- ceptible use it becomes economically unfeasible. The property just about supports itself now and that Is because there is nothing owed against it. " Singer said. "one lot You have In. dicated as a parking lot on your plan and this completely stripe it of all value;' he continued. Jackie Heather, Chairman of the Planning Commission, asked Singer what type of development he would like 'to see m his property. Singer stated, "A combined restaurant and hotel with some host sales of anything else that can develop a high profit." Hogan stated that one of the main reasons for reducing the building density in the Cannery DIstrlet, is to reduce tbe'traffic in this cor ested I M area. n Bob Rench of W.Uiam Blurt)ck and Partners stated that their ar-i Ichitectural iitm is located amongst; ;marine uses and they have found it very compatible, CITY OF NEWPORT BEACH DEPARTMENT OF COMMUNITY DEVELOPMENT (714) 640-2261 PRESS RELEASE The City of Newport Beach Planning Commission will be briefed on the initial results of the "Parking Needs and Economic Feasibility Study of the Central Newport Area" by the firm of Wilbur Smith and Associates at its October 20, 1977 Study Session meeting. This study is being prepared for the Newport Beach City Council and includes all commercial and some residential properties between the Arches Bridge and 19th Street in the Central Newport area. The key elements of the study are: 1) An assessment of existing and future parking needs.; 2) The preparation and evaluation of alternative parking development concepts; 3) The selection of a p-referred parking development concept; 4) The evaluation of the economic feasibility of the selected concept; 5) The formalization of the concept plan into an implementable parking plan; 6) Plan adoption, approval and environmental review; 7) The development and implementation of a parking finance program; and 8) The design and construction of specific parking facilities. The Study Session meeting will be held on October 2,0, 1977 at 2:00 p.m. in the City Hall Council Chambers, 3300 West Newport Boulevard, Newport Beach, California. For further information, contact Fred Talarico at 640-2261. FT:jmb City Hall • 3300 Newport Boulevard, Newport Beach, California 92663 0 CITY OF NEWPORT BEACH DEPARTMENT OF COMMUNITY DEVELOPMENT (714) 640-2261 PRESS RELEAS The City of Newport Beach Planning Commission will be holding a continued public hearing on the adoption of a Concept Plan of land use and development intensity for the Cannery Village/McFadden Square Specific Area Plan area. The Concept Plan to be adopted will serve as the basis for future changes of zoning and for off- street parking plans. The area included in this planning project is bounded generally by 32nd Street and 24th Street on the north, Balboa Boulevard and the Pacific Ocean on the west, 19th Street on the south, and lower Newport Bay and the Rhine Channel on the east. The overall goals of the Specific Area Plan program is to develop a plan to resolve existing orientation, access And parking problems, to improve the visual environment, to develop a plan and program to preserve the marine service and repair uses in the Cannery Village area, and to prohibit the encroachment of separate residential uses. The continued public hearing will be held on October 6, 1977 at 7:00 p.m. in the City Hall Council Chambers, 3300 West Newport Boulevard, Newport Beach, California. FT:jmb 9-27-77 City Hall 0 3300 Newport Boulevard, NeNvport Beach, California 92663 433 'CITY OF NEWPORT BEACH DEPARTMENT OF COMMUNITY DEVELOPMENT �trFORN�P '(714) 640-2137 NOTICE OF PUBLIC HEARING This notice is to inform you of the following public hearing in which you may have an interest. 1, PLANNING COMMISSION - PUBLIC HEARING CANNERY VILLAGE/MCFADDEN SQUARE SPECIFIC AREA PLAN Concept Plans "CP-I, "CP-II, and "CP-III" Date: September 1, 1977 FILE Copy Time: 7:00 p.m. DO NOT REMOVE Place: City Hall - City Council Chambers 3300 Newport Boulevard Newport Beach, California CANNERY VILLAGE/MCFADDEN SQUARE SPECIFIC AREA PLAN The City of Newport Beach is developing a specific area plan for the Cannery Village/McFadden Square area of the City in three parts. The first part (Phase I) has been completed and involves a "research report" which outlines the existing environmental conditions of the overall area and urban features of each indi- vidual sector. It was reviewed by the Planning Commission of the City of Newport.Beach in February, 1977. The second part (Phase II), and the subject of this hearing, involves the review and adoption of an overall areawide concept plan, dealing with land use and development intensity. The third part (Phase III) will involve the adoption of detailed zoning regulations, individual circulation plans, parking and public improvement programs. The area included in this planning project is shown on the map on the reverse side of thi'- notice. For further information, feel free to contact Fred Talarico at (714) 640-2261. DEPARTMENT OF COMMUNITY DEVELOPMENT , fT V.�og'an,, rector RVH:FT: jmb is City Hall • 3300 Newport Boulevard, Newport Beach, California 92663 r ._., 6 • NOTICE OF PUBLIC NEARING !33 FILE COPY�' 00 NOT REMOVE Notice is hereby given that the Planning Commission will.hold a public hearing to consider proposed areawi'de concept plans dealing with permitted land uses and development intensities. These alternative concept plans are designated "CP-T", "CP-II" and "CP ,III", for the Cannery Village/McFadden Square -Specific Area Plan area and were initiated by the City of Newport Beach. CANNERY VILLAGE/MCFADDEN SQUARE SPECIFIC AREA PLAN The City of Newport Beach. is developing a specific area plan for the Cannery Village/McFadden Square area of the City in three parts. The first part (Phase I) has been completed and involves a "research report" which outlines the e.xi'sting environmental conditions of th.e' overall area and urban features of each. individual sector, It was reviewed b•y the Planning Commi'ss.ion of th.e City of Newport Beach in February, 1977. The second part (Phase II), subject of thi's hearing, involves the review and adoption of an overall areawid'e 'concept plan, dealing with. land use and development intensity. The third part (Phase II.I) wi.11 involve the adoption of detailed zoning regulations, individual ci;rculati.on plans, parking and public improvement programs. The area included in this planning project is bounded generally by 32nd Street and 24th Street on the north,'Ralboa Boulevard and the Pacific Ocean on the west, 19th Street on the south, and Lower Newport Bay and th.e, Rhine Channel on th.e east, Notice is h.ere,b.y further, given th.at said public hearing will be held on the 1st day of September, 1977; at the hour of 7;QQ p,m. in the Council Chambers of the Newport Beach City Hall, at which time and place any and all persons interested may appear and be heard thereon. PAUL BALALIS, Secretary City, of Newport Beach Planning Commission DATE OF PUBLICATION: August 18, 1977 Received on: \. -- By_ FT: jmb /RECE,I, nitl Co avant pUG g p 1977P- 10 clrr 00, t4, `i� AfEWP�ALIP' > AFFIDAVIT OF PUBLICATION NEWPORT HARBOR ENSIGN STATE OF CALIFORDIIAJ as. County of Orange J I .............ARVO E. HAAPA .......... being first drily sworn, and on oath depose and say that I am the printer and publisher of the Newport Harbor Ensign, a weekly newspaper printed and published in the City of Newport Beach, County of Orange, State of California, and that the..... NOTICE OF PUBLIC HEARING ........................................................... .......................................................................................... of which copy attached hereto is a true and complete copy, was printed and published in the regular issue(s) of said newspaper, and not in a supplement, .......1.......... consecu- tive times: to -wit the issue(s) of Aug. 18 197 7 ..... ................ (Signed)...L. Subscribed and sworn to before me this..l8thday of ......................... Augu st...119.._77 }.................�.. .......... Notary ublic in and fort e County of Orange, State of California. OFFICIAL SEAL MARY A. HAAPA -�'� ° y 0 NOTARY PUBLIC CALIFORNIA PRINCIPAL OFFICE IN ORANGE COUNTY My Commission Expires Dec. 20, 1979 >w,t p1)C2� 19770' CITY OF BENCH NEVJP CALIF - .PUBLIC NOTICE NOTICE OF PUBLIC HEARING Notice is herebygiventhat the Planning Commission will hold a public hearing to consider proppsed area - wide concept plans dealing with permitted land uses and development Intensities. These alternative concept plans are designated "CP-I", "CP-II" and "CP- III", for the Cannery Vil- lage/McFadden Square Spe- cific Area Plan area sad were initiated by the City of Newport Beach, CANNERY VILLAGE/ MCFADDEN SQUARE SPE- CIFIC AREA PLAN The City ofNewportBeach is developing a specific ar- ea plan for the Cannery Vil- lage/McFadden Square area of the Clty In three parts. The first part (Phase 1) has i been completed and involves a "research report" which outlines the' existing envi- ronmental conditions of the overall area and urban fea,. tures of each Individual sec- tor, It was reviewed by the Planning Commission of the City of Newport Beach in February, 1971. The second part ,(Phase II), subject of this hearing, involves the review and adoption of an r overall areawide concept p plan, dealing with land use 3 and development intensity, „ ,heilAbIrd pert (RAW III) + Will ,(nvolve the adoption of I detailed zoning,regulations," lndivfdyal circulation plans, parking and public Improve- ment programs, The area Included in this planning pro- jeot is bounded generally by 32nd Street'and 24th Street on the north, Balboa Boule- vard and the Pacific Ocean on the west, 19th Street on the south, and Lower New- port Bay and the Rhine Chan- nel on the east. Notice is hereby further given that said public hear- !!! Ing will be held on the 1st i day of September, 1977, at f the hour of 7:00 p.m. in the Y Council Chambers of the Newport Beach City Hail, at which time and place any and all persons interacted may appear and be M W thereon, Paul L, Balalis,Secrit Planning Commission City of Newport Beach Publish: Aug. 18, 1977, in the Newport Harbor Ensigc4 a BOARD OF DIRECTORS le President . . . Cathy Anderson 5403 Seashore Drive 645-0476 Vice President . Bruce Nordl,.nd 5710 W. Ocean Front 642-3871 Treasurer . . . . . Jan DeBay 5107 Seashore Drive 645-0919 Secretary . . . . . Ninfa Jarvis 219 Canal Street 642-3361 les E. Day Jr. 61st Street 548-1057 e Kraus 6502 W. Ocean Front 646-4081 William McLaughlin 67 Balboa Coves 675-3732 John Shea 2214 W. ocean Front 675-6917 Douglas Wall 5001 Bruce Crescent 645-6118 WEST NEWPORT BEACH Improvement Association August 14, 1980 The'Honorable Jackie 3300 Newport Blvd., Newport Beach, Ca. Dear Mayor Heather: NEWPORT BEACH, Heather, Mayor 92663 RECEIVED CITY CLERK AU G 18 1980 0' CITY OF NEVIPORT BEACH, ; CALIF. The Land Use Element of the Newport Beach General Plan designated that a specific plan for the Cannery Village/McFadden Square area be prepared, stating - "7he Cannery Village, industrial, marine service and specialty shop area, and the McFadden Square area, have been designated as a mixture of recreational and industrial land use". This area should be preserved and enhanced by . . . . . developing a specific area plan to resolve ex- isting orientation, access and parking problems and improve the visual environment. Early in 1976, the Council directed the staff to begin a specific area plan, encompassing a much larger area - including the McFadden Square area. Phase I was reported out in February 1977; Phase II on June 2, 1977; Phase III was to address preliminary, specific plans by sectors to include new zoning ordinances, improvements to the local circulation system, parking and capitol improvement plans. At that time, the City went into contract with Wilbur Smith and Associates to address one phase of that goal - the parking needs - final report being pre- sented to the Council late in 1978. The reco miezdations in that report were generally rejected by the Council. It is to be noted that the report projected adding 800 parking spaces in the McFadden Square area alone. /Q�( This Association is concerned that there has been no action to complete Date -If- -- the specific area plan. At the present time, it would appear there is no plan COPIES SENT TO: afoot to increase the parking capacity of the area - either by public or priv- 0 Wayor ate undertaking. There has been concern over the types of shops which are ® Manager appearing in the area. The statistics of the Police Department reflect that ❑ Attorney almost 10'/, of the crime in the City centers in the Newport Pier area. © P, W Director 0 comDev Director We suggest that these facts imply urgent need for completion of a specific ❑ Other ❑ Councilmert ' E The Honorable Jackie Heather, Mayor Page 2. area plan based on a realistic appraisal of how existing parking can best be used or limited in its use to serve the area, and how might best be re- developed in light of growing problems in the area and in recognition of the limited parking available. This Association does urge the Council to direct staff to give inme- diate, urgent priority to the completion of a specific area plan for the McFadden Square area. > Sincerely, ' �� C%^Gn ca:e Cathy Anderson, President ,/cc: City Council 0 LCS 30g 5461iotro./wl vm, COrana, k/,Uar, CQ6c OrYURl (oif) 673-41z7 October 12, 1977 Jackie Heather Planning Commission Chairperson City of Newport Beach, CA Dear Ms. Heather: Jc'' �'y° �A ��. .��J�c,11j�•. c \A, 926 Zr N01PC I happened to attend the Planning Commission meeting of October 6th and tuned in with special interest to the public hearing concerning the Cannery Village/McFadden Square Specific Area Plan. As one who neither owns property nor leases space, commercial or otherwise, in that area, offer still another viewpoint, namely that of the casual stroller of the streets, the eater of the fine foods and the buyer of the myriad of goods sold there. I'm a 15 year resident of the Newport/Costa Mesa area now residing in Corona del Mar and the Cannery Village/McFadden Square portion of Newport is a very special place to me. Whether I go there to lift my spirits and browse around the Magic Speller Book Store, to check out the latest art show at Arnold's Gallery, to breakfast the morning after a great night or just to reflect and watch the bayside activities, I always find in old Newport a sense of intrigue and beauty. Attending the public hearing on the proposed Concept Plan made me stop and analyze in planning terms why I am so enchanted with Cannery Village and McFadden Square. It is not, I have decided, just that the shops and residences which line their streets are quaint, charming and offer visual relief from an otherwise intensely urbanized community. Several places in Newport do that. It has to do, I feel instead, with the fact that bothareas are rich in an only slightly tampered with historical character and have a multitude of functional, as opposed to exclusively touristy, uses within their perimeters. They offer a genuine link with the past and provide a living and breathing vitality. There is color, depth and quality at a human and pedistrian scale. Like a soulful and wise woman, their streets mirror the efforts and energy of endeavors of previous generations. Simply put, both Cannery Village and McFadden Square represent a development pattern of lot by lot spontaneity and creativity so often lacking in modern day planned developments. 2-2-2-2-2-2-2-2 Les 30g Neliatro,Pw�vo>, Corona kl /Ua,r, CaVoryua, (7if) 673-ztz7 • Because I believe Cannery Village and McFadden Square should be preserved and allowed to continue their natural evolution, I make the following suggestions concerning the proposed Concept Plan-V: The block by block specific land use designations on the Concept Plan should be abandoned for a general overlay which allows the existing and ever -evolving mix but strictly.speci`fies_tbe•:type, scale density, building height, etc. of land uses. Future uses should be in conformance with the established character and quality of Cannery Village/McFadden Square. Incentives should be provided for building restoration and revitalization within the planning area; something similar to "Inner city homesteading," as an example, might be appropriate. Strong limitations should be placed against situations which permit structural demolition and reconstruction at higher densities. While the Cannery Village/McFadden Square area certainly is obligated to satisfy regional interests, it also has major importance and value to local residents. Services and businesses should include tourist interests, but should not cater to them exclusively. The utilitarian nature and high quality of the area should be retained, especially in Cannery Village. Believe it or not, "tourists" also enjoy high grade ice cream, literary books, quality art and unique clothing. Positively no streets in the planning area should be widened. Beside the obvious aesthetic detrement, wider streets merely open the gateway for even more vehicles and reduce the appeal of pedistrian mobility. • 33-3-3-3-3-3-3-3 • jVad w Les 309 %6610trO z/3 Corona c%`./Nar, Cali ornu;✓ 926zS (7/g) 673-4sz7 In order to mitigate parking problems a seasonal, if not yearly, shuttle service should be implemented. The area west of Coast Highway and Newport Blvd. is one possible location for a parking facility link -up with a convenient, free, express shuttle to Cannery Village, McFadden Square and other popular beach lcoations. Incentives should be provided so as to make sure a service most enticing during daytime hours of the prime season. A shuttle would cater primarily to those spending an entire day or afternoon in the area thereby making the existing parking more available to those in the area for quick errand stops. The Cannery Village/McFadden Square Specific Area Plan is a real opportunity for the City of Newport Beach to show its regard for quality, not quantity, and for well -aged beauty rather than short-term gains from high valued land. Cannery Village and McFadden Square are the historic and aesthetic backbone of Newport. Let them continue to thrive in the way that our ancestors created them. Yours In Concern, J► Aofm Les 113 REALTORO BOARD OF REALTORS 401 NORTH NEWPORT BOULEVARD, NEWPORT BEACH, CALIFORNIA TELEPHONE POST OFFICE BOX 1815 • NEWPORT BEACH, CAUFORNIA 92663 (714) 646.1671 August 17, 1979 Mr. Fred Talarico Community Development Dept. 3300 Newport Blvd. Newport Beach, Ca. 92663 Dear Mr. Talarico: This note is to confirm our conversation of last week. The Political Affairs Committee of the Newport Harbor - Costa Mesa Board of Realtors will be meeting August 27, 1979, at 9:00 o'clock a.m., at the Board office at the above address. There will be approximately 10 to 15 members present and we will have an informal "question and answer" format unless you prefer otherwise. Thanks. Sia� Diane Pattison, Chairperson Political Affairs Committee DP:J VIRGINIA CIECK PRESIDENT HOLMES TAYLOR FIRST VICE-PRESIDENT HAROLD R. PINCHIN SECOND VICE-PRESIDENT HELANE E. JOY SECRETARY -TREASURER JOHN BOYD ART GIOVINETTI JOYCEEDLUND GUY DILLOW PAUL FRANKLIN ELLA M. SMITH. J. D. EXECUTIVE OFFICER " RECEIVED co - .ni,y -„ Deft1upinent b Dept =, AUG2019799b- CITY OF NEWPORT BEACH, CALIF. 1 Tors. Jackie Heather, Chairman, Planning Commission, City of Newport Beach, 3300 Newport Blvd., Newport Beach, California Dear Mrs. Heather: 2214 West Ocean Front, Newport Beach, California September $, 1977 _;.t 65 \G \ NSA? GF4en l The int-ent of this letter is to clarify my views and requests expressed at the meeting of the Planning Commission September 1st, in the first public hearing regarding concept plans for the Cannery Village/McFadden Square Specific Area Plan. At that meeting I expressed the feeling that approving a land use element relating to my particular parcel was putting the cart before the horse since Phase III of this Specific Area Plan was to deal witht-traffic flow, circulation, etc. Traffic flora and circulation patterns are certainly vital to an analysis of the life or death of the future residential use of my property at 2214 West Ocean Front. The property is situated at the corner of 23rd St. and West Ocean Front, on the city parking lot. Current traffic cir- culation patterns make this the only outlet from the area from McFadden Square westward. All traffic then must cross along the front of the residential duplexes between 29nd Street and 23rd Street and out 23rd Street thru that residential area. Daytime traffic is not particularly incompetable with residential living in the area. It is the nightime traffic and particularly the early morning traffic of the revelers who leave the commercial sector of the square between McFadden and 22nd Street which generates the nuisance factor that makes an evenings rest difficult during the summer and on most week ends. (The quality of automobile noise can be best understood by noting that 23rd Street is a great corner to slid around, pand the 250 foot dash tothe traffic signal is a real additional challenge. Few pass up the challenge at 2:00 A.M.) It follows then that any plane which would increase traffic into the area would increase the problem. The Concept Plan under study establishes a "Tourist Related Zone" the functions of which have only been described to this point as a "zone (that) would require sensitive consideration of the special opportunities and - 1 - Ltr toChairman, Hlanning Commission re Specific Area Plan Page 2 constraints exhibited by these beach visitor related areas". A clarification of that bribf statement certainly is in order considering an analysis of its impact on traffic and where that traffic will circulate in relation to the residential sectors of the McFadden Square area. Obviously the most satsifactory solution to the problem would be to minimize the effect of traffic flow created by commercial uses on the resiclntial areas. In this instance designating 23rd Street as one of several entries to the public parking lot and theocean front areas and the use of McFadden and 22nd Streets(where the traffic is generated) as the sole outlePs would certainly be a great improvement. With the foregoing remarks in mind, we come to the question of whet my desires are regarding my subject property. 1. The property is current2y,moned commercial and. has been improved with a duplex constructed on the property in 1964. 2. I do intend to7use the property as a residential duplex so long as it is possible to reside comfortably on the property. 3. Late hour traffic on 23rd Street has rendered the lower unit very noisy in the bedroom areas. 4. A redesignation of my property as residential in the opedific area plan would in effect be a rezoning process from commercial to residential. 5. Such rezoning would be unrealistic in view of the diminishing quiet and a projected tourist oriented increase outlined in the area plan. 6. Such rezoning would also make my duplex a non- conforming structure since it was built to one foot of the property line along 23rd Street, by use permit. 7. It isapparent that the time will come when the lower part of the structure may have use only as oommercid,property - retail stores. The property has 125 feet of frontage on 23rd Street and 25 feet of frontage on the Ocean Front street. - 2 Ltr to Chairman, Planning Commission re specific area plan Page 3 8. In the event that at some time in the future it appears a riore realistic use of the property should be retail commercial, I would like the zoning on the property which would make that change simplest. At the meeting of the Planning Commission on September First I suggested that any rezoning should be to residen- tial over commercial. In the land use element most of the westerly side of 23rd Street has been designated as Retail -Residential. The property formerly housing the Art Museum just north of my property is being reconverted to retail lower/residential over in use. If this is to be the pattern for 23rd Street I do not desire to have my property=sit as a residential island in the middle of traffic gener+-- Ated by commercial use. Respectfully, Zos . J HN W. SHEA cc - Dick Hogan, Planning Director Bill Darnel, Traffic Engineer LAW OFFICES FADEM, BERGER, MCINTIRE & NORTON JERROLD A. FADEM MICHAEL M. BERGER A PROFESSIONAL CORPORATION MICHAEL V. M<INTIRE RICHARD D. NORTON SO) SANTA MONICA BOULEVARD PATSY MUMISTON CARTER POST OFFICE BOX 214E GREGORY M. BERGMAN SANTA MONICA. CALIFORNIA 90406 July 8, 1977 Honorable Mayor and City Council City Hall 3300 Newport Boulevard Newport Beach, California 92663 Dear Sirs: il i V , ent �1 p1250 EACH, FILE COPY DO NOT REMOVE This firm represents Carl W. Ackerman in regard to his appeal from denial of modification No. 2058, now set for July 11, 1977. TELEPHONE 451.9951 AREA CODE 213 Since filing of his appeal, Dr. Ackerman has become aware that the "Central Newport Parking Commission" has a proposal awaiting Council action to acquire the Ackerman property for public parking. in view of that uncertainty, it seems best to not take the Council's time for this appeal, until the acquisition issue is decided by the Council. It is, therefore, requested the appeal be postponed about one month. Sincerely, .cC�( f �cCtC Jerrold A. Fadem Fadem, Berger, McIntire & Norton cc: Dr. Carl Ackerman ?' JAF/jah .r / Y<ia �•�:-f r Jut, /C+I�ffii ;Fhi �y * /. 3 3 August 12, 1977 Mr. William V. Sheppard Wilbur Smith and Associates 5900 Wilshire Boulevard Suite 2950 Los Angeles, CA 90036 Dear Mr. Sheppard: FILE Copy DO NOT REMOVE The Central Newport Parking -Committee -has decided to recommend to the Newport Beach City Council that your firm be retained to prepare the "Parking Needs and Economic Feasibility Study" of the Central Newport area. The Committee will take this recommendation to the City Council for action at its August 22, 1977 meeting. I look forward -to working with.you and will be in contact with you in the near future. Sincerely, Milbeth Brey, Chairman Central Newport Parking Committee MB:FT: jmb r4�vl e1j" Send to: Mr. James E. Crawley DeLeuw, Cather & Company 9841 Airport Boulevard Suite 900 Los Angeles, CA 90045 Mr. George Bissell Bissell -August Associates Gateway Plaza 190 Newport Center Drive Newport Beach, CA 92660 Mr. Charles M. Boldon Conrad & Associates 14656.Oxnard Street Van Nuys, CA 9.1401 Mr. FILE Copy DO NOT REMOVE Thank you for your prompt response to our request for proposals for the preparation of the "Parking Needs and Economic Feasibility Study" for the Central Newport area. The Central Newport Parking Committee has carefully reviewed each proposal it has received for the preparation . of the study and has decided to recommend to the City Council that the firm of Wilbur Smith and Associates be X„ retained for this study. 0" Once again, thank you for your time and effort in.th 0p preparation of your response. v Sincerely, Milbeth Brey, Chairman Central Newport Parking Committee MB:FT:jmb " CITY OF NEWPORT BEACH CALIFORNIA FILE 00 "OT ROW March 7. 1977 9 � Mr, Thomas' J-6n0as' Z , u Orange County T.pansit District P.O, Box 688 T N Santa. Ana, CA 92702 Dear .Tom. Recently the City received a request to install additional red curb markings on Balboa Blvd. at 23rd Streeti t.o'facilitate additional buses; especiai,ly, during the summer months. We advised your staff that this request was not a'cceptakle at this time. Also, we advised your staff that the future needs of the area should be evaluated Lefore,.the City would want to make any commitments to removing needed parking spaces. In the past we have made requests to CCTV to evaluate the City and the Balboa Peninsula to determine current and future transit needs. To date, we have not received any action on these requests. Currently, the City is in the process of preparinq a Specific Area, Plan for a portion of the Balboa Peninsula and Dave completed P114se I of the project. Attached is a copy of that report. The next phase will establish development standards and transporta- tion needs. Therefore ► we request the Orange County Transit District to become involved in our planning process. We would anticipate the following infdrmation would be essential for evaluating highway and transit needs., 1. Current and future bus needs ,for the peninsula Area. a. Number bus routes and buses b. Type of service 1. Commuter 2. Lo.cai 3. Summer Mr. Thomas Jenkins w2. March 7, 1977 2. Heed for terminal facilities and layover areas 3. Would some form of shuttle system be beneficial to the area and can it be implemented? 4, What sources of funding could be used to impl-ement transit facilities? B.' Would the parking lot on the north side of Coast Highway between Newport Blvd. and Superior Ave. be A good location for a bus terminal, park,and ride, or shuttle transfer? 6. Could a bu.s terminal be incorporated into and provide additional parking for the area and how could this be funded? The above are ,lust a fern questions that I can think of that could be evaluated and possibly incorporated into the Specific Area Plan. I am sure there are many other items and considerations that you could add.' The current time schedule anticipate the second phase of the Specific Area Plan will be completed in June, 1977. After you have had a few days -to review this re -quest it would be desirable for you to meet vith myself and representatives of the Community Development Department to discuss OCTD involvement in this area. •Please call me at'640-2181 when you ,are ready to set up a meeting. Very truly yours, Bill E. Darnell Traffic Engineer Attachment cca Fred Tala-rico BED:bcd SU. y RgGE�unitY 9 pore\oPment t,: B 10 NEAP �P��� 1j J� . . The Rev. John P. Achep 11, Rector l /. 3.3 saint 2arnes episcopal ch arnch 3209 VIA LIDO . NEWPORT 9F.ACH, CALIFORNIA 92663 (714) G75•0210 FILE COPY February 21 1977 DO NOT REMOVE,- _ r Friends and Neighbors of Central Newport: Inasmuch as two months have passed since we had our meeting at the Cannery Restaurant to discuss the possibility of developing some kind of parking facilities which would .free -up the area and permit it to follow its proper growth within the present plans and zoning stipulations, I felt I should bring YOU up to date at this time. Actually some work has taken place towards the completion of what may be the first of a number of steps in achieving relief from the parking problem in this general area. You will recall that Rick Lawrence, owner of the Factory and other enterprises'in the area, was appointed as an interim chairman until such time as we could identify someone who would be able and willing to direct the work of the committee until its ends have been achieved. I have met twice with Rick and with others and I am happy to say that we can now announce a chairman for the committee. Paul Carlson, who is a member of the Don Koll organization and at present is the General Manager of the Lido Village enterprise, is very much interested and excited about the possibilities of a Parking District and will be serving henceforth as our chairman. I am sure you will be hearing directly from him in a very short time. In the meantime, I have personally met with Mrs. Trudi Rogers, Councilwoman for District I, which includes all of the Cannery Village, and I have received come encouragement to continue the work that we have already started. At the present moment it is our hope that this will be brought to the attention of the City Council at its study session on Monday, the 14th day of February, and at that point of course it will be handled in the council by Mrs. Rogers with the support of any and all Of us who may be there. The study session takes place at 1:00 or 2:00 o'clock in the afternoon. If the project is well received by the council it can be placed on that evening's agenda for further discussion. Inasmuch as the city will have to eventually be the owner and manager of the properties that may be developed it seems especially important that the staff of the city has the authorization to put in such effort and time as may be required. In the meantime other activities have taken place. Rick Lawrence has given a lot of attention to the planning for the Continued...... Page 2 area and has spoken to a number of his neighbors in the Cannery Village where he resides. Additionally I have personally talked with some who are working with the City of Santa Monica in developing a parking structure and we have their assistance. -It is interesting that the parking structure in Santa Monica does not charge anything for parking and the costs and mainte- nance and operation are paid by an assessment against the front footage in the area of each property. I have also worked with the Curci-Turner organization which has major holdings in the Lido Peninsula and they are willing to corporate even though they feel that at this time they should not be included in the entire district project. As a matter of fact the size and definition of the whole project is yet to be determined by all of yourselves and after that of course the City Council will have to.act. So much for the progress. At the same time I want you all to know that there is still great enthusiasm for this project and that Chairman Carlson will be appointing a small group, as an executive committee, with whom he can work closely, and who would be on call quickly so that any interim decisions that need to be made can be considered by this smaller group. �y the time the meeting is held with the City Council this organization will be complete with the exception of the fact that more people will want to become members of the group, as You will see by the addendum to the original list which is attached to this letter. I regret that I'have been unable to meet with all of you in the interim, but felt that this report was due you. The next meeting will be called by the Chairman, now Mr. Paul Carlson, and it is my intention personally to work very closly with him and to offer whatever I can to the project. 1incerely, A J"Aft&tW_ Bill Frederickson, Jokx Convenor BF/mmm Enc. cc: Mrs. Trudi Rogers TRAL NEWPORT PARKING COM*'TEE PAUL E. CARLSON Chairman General Manager, Lido Village 3475 Via Oporto Suite 205 Newport Beach, 92663 (714) 675-8662 RICHARD HOGAN Director of Community Development City of Newport Beach 3300 Newport Blvd. Newport Beach, 92663 (714) 640-2137 BILL FREDERICKSON 2133 Channel Road Balboa, 92661 (714)•673-7265 FRANK. H. TRANE 2018 E. Bay Front Balboa, 92661 (714) 675-2674 EILEEN HUDSON 36 Pine Valley Lane Newport Beach, 92660 (714) 644-0322 BRUCE BLACKMAN 3408-1 Via Oporto Newport Beach, 92663 (714) 673-9334 DOREEN MARSHALL 367 Via Lido Soud Newport Beach, 92663 (714) 673-4826 JACK ZAREMBA 1263 Rutland Road Newport Beach, 92660 (714) 642-8359 TIM STRADER Koll Company 1901 Dove Street Newport Beach, 92660 (714) 833-3030 EDWIN MIGGE' Orange Coast Developers 3650 Cherry Avenue Long Beach, 90801 (714) 846-9611 FRED McLAREN Hughes Market 2716 San Fernando Road Los Angeles, 90039 (213) 227-8211 ROGER RENDELL Hughes Market 2716 San Fernando Road Los Angeles, 90039 (213) 227-8211 FRANCIS DELANEY Delaney's• 632 Lido Park Drive Newport Beach, 92663 (714) 675-2565 JAMES PERSON Delaney's 632 Lido Park Drive Newport Beach, 92663 (714) 675-2565 ROBERT SHELTON Robert Shelton, Inc. 500 Newport Center Drive Newport Beach, 92660 (714) 644-5900 ROBERT G. NORRIS Manager, Bank of Newport 32nd at Lafayette Newport Beach, 92663 (714) 675-6333 K WTRAL NEWPORT PARKING :COM*T fTEE BILL HAMILTON BETTY HOGAN RICHARD LAWRENCE MILBETH BREY JOHN CURCI WILLIAM CLAPET ED ZIEMER JIM WILSON RICHARD ELLIOTT ...Continued... Cannery Restaurant 3010 Lafayette Avenue Newport Beach, 92663 (714) 675-5777 Cannery Restaurant 3010 Lafayette Avenue Newport'Beach, 92663 (714) 675-5777 The Factory 425 30th Street Newport Beach, 92663 (714) 673-9606 Manager, The Lido Building 3355 Via Lido Suite 215 Newport Beach, 92663 (714) 673-4156 Curci-Turner Company 717 Lido Park Drive Newport Beach, 92663 (714) 673-1060 Archi-Tekton 359 San Miguel Road Newport Center Newport Beach, 92660 (714) 640-5060 Archi-Tekton 359 San Miguel Road Newport Center Newport Beach, 92660 (714) 640-5060 .Thirtieth St. Architects• 425 30th Street Newport Beach, 92663 (714) 673-2643 96 Linda Isle Newport Beach, 92660 (714) 675-2347 January 14, 1977 CITY OF NEWPDXL .lY....,A.CH CALIFORNIA 91660 City 11a1I 330D Newport Blvd. (714)67)MO 640-2261 FILE COPY 00 NOT REMOVE Mr. John Shea, President West Newport Beach Improvement Association, 2214 West Oceanfront Newport Beach, CA 92663 Dear Mr. Shea: The Newport Beach City Council has referred your letter of December 22, 1976 to me for reply. The Community Development Department staff is aware•of the problems which may result from the size of the Cannery Village/McFadden Square Specific Area Plan study area and will be discussing this problem and a research report on the area at the February 10, 1977 Planning Commission Study Session. One of the possible solutions to the problem of size is to divide the overall Specific Area Plan area into four segments and then conduct more detailed studies and develop specific planning and zoning proposals for each segment. Thank you for your interest. If you have any questions, please feel free to give me a call. Yours very truly, COMMUNITY DEVELOPMENT DEPARTMENT R. V. Hogan, Director 1/7 By TimU owe11- Advance Planning Administrator TC:jmb 101-1 / 33 CITY OF NEWPORT BEACH MEMORANDUM: From Office of the City Manager Dick Hogan, Director TO ................. .... ......................Janwary...U, 10.22.. SUBJECT: CITY COUNCIL CONSENT CALENDAR ITEM H-3(d), DATED 1/10/77 Attached is a copy of a letter from the West Newport Beach Improvement Association regarding the size of specific area plans in relation to the time element for completion of the project. Council has referred this letter to you for reply. RJL:ib� kC CGI 6E Attachment D'. „yo0 JAN I NEWp01e� Reply wanted ❑ T N Reply not neceeeary ❑ By...!.. `S...`..:.`.!............... NI-W ROBERT L. WYNN BOARD OF DIRECTORS President . . . . . . John Shea 2214 West Ocean Front 675.6917 Vice President . . . . Ernest Milares 3014 West Ocean Front 673.9529 Treasurer . . . ...William Jacoby 5301 River Avenue 645-2016 Secretary ...Richard Clucas 4403 Seashore Drive 673.3762 Jr r i 0 377 By 'ii:D 0I7Y COUi`ICIL Pat Fester 127-35th Street 675.3927 OCee Ritch 358 - 62nd Street 548.6488 Suzanne Rudd 464-62nd Street 642.1999 Margot Skllling 6610 West Ocean Front 642.3214 WEST NEWPORT BEACH Improvement Association NEWPORT BEACH, CALIFORNIA December 22, 1976 City Council City of Newport Beach 3300 Newport Boulevard Newport Beach, California Gentlemen: We take note of General Plan Amendemnt 76-3-C as approved by the Council in'early December. We anticipate that such a specific area plan as is proposed may well tackle and resolve some of the growing problems in the designated areas. However, we are concerned with the designated size of the area for many reasons. We are aware of the long time elements involved in the two specific area plans now completed, where size, property ownership, and land use were rather uncomplicated. We feel that if action is to be completed in a reasonable time, it is appropriate that smaller "specific" segments be made specific areas for planning. So far as the Cannery Village/McFadden Square specific area plan is concerned, this Board of Directors recommends a segment with boundaries from 19th Street to 24th Street bounded by the Pacific Ocean and the South Side of Balboa Boulevard as one specific area plan. For the Board of Directors Cordially, I- P1. /i G John Shea, President ... 0 James K. Dugan 1601 Cliff Dr. Newport Beach,Calif 92660 January 3,1977 City Council of Newport Beach Attn: City Clerk FILE COPY] l�J 3300 Newport Blvd C Newport Beach,Calif 92663 so ff" WWLE RE: Proposed one way complete addition to Mariners Mile. Dear 9irs: I am addressing this letter to the Newport Beach City Council to express my opposition to the above referenced issue. I am a long time Newport Beach resident (22 years). I own a duplex on Cliff Drive and am active as the Sr. part- ner in James K. Dugan & Associates which has served the boating industry for 25 years. A great portion of my business is done through the retail stores along Pacific Coast Highway and the surrounding streets. I have watched past councils make decisions on major thoroughfares through the area and felt secure in their decisions to stand behind the electorates decisions not to engulf the area with more traffic. The roads we have are adequate as they are, they are ample and by their nature stop major traffic from using the area. The boating industry needs the land that is there and they don't need higher taxes. r...5 ncerelys . .James K. Dugan cc: Owen Minney /. XA JAN ;5 1977a- BROKERAGE 0 CHARTERS /33 MARINE INSURANCE MINNEY YACIIT SALES CALIFORNIA 2537 WEST COAST HIGHWAY NEWPORT BEACH. CALIFORNIA 92660 PHONE 714 LIBERTY B•4191 Jan. 3, 1977 City Council Members, City of Newport Beach, FILE COPY 3300 Newport Blvd., Newport Bead, Calif. 92663. DO NOT REMOVE Dear Council Members: In discussing the traffic situation on Pacific Coast Highway with various members of the business community, it has been brought to my attention that your group is considering - having a study done to determine the possibility of making the Coast Highway through Mariner's Mile a one-way street with Avon being extended to carry traffic going the other way. If my information is correct, I object to your wasting my tax money in this manner. I have been in business on the Coast Highway for several years, and was under the impression that the Council was in favor of developing the community for boats and boat businesses. This you will not be able to do if you are going to flood the area with additional cars. Yours truly, 33 I r LAW OFFICES BRANDLIN & MCALLISTER A PPOFUSSIONAL CONPORAT10N 2222 TISHMAN WESTWOOD 10960 WILSHIRE BOULEVARD LOS ANGELES. CALIFORNIA 90024 (213) 879.0031 (213) 477.3961 ORANGE COUNTY OFFICE J. J. BRANDLIN SOOC NEWPORT CENTER DRIVE RAY E. McALLISTER 1 NEWPORT BEACH, CALIFORNIA 92660 WILLIAM B. ARNOLD (714)640.5959 JOHN J. BRANDLIN, JR. November 23, 1976 JOHN D. CRAIG Advance Planning Division FILE COPY Community Development Department DO NOT REKOYE CITY OF NEWPORT BEACH 3300'Newport Boulevard Newport Beach, California 92663 Re: Franciscan Sisters/Queen of Angels Hospital.- 1922 West Ocean Front- . Newport Beach California 92'660 Gentlemen: We are the attorneys for the owners of the above -referenced property. Our clients have asked us to advise them concern- ing the specific area plan which involves their property. In connection therewith, we would appreciate your sending us a copy of all notices and other documents distributed to the property owners. very truly yours, BRANDLIN & McALLISTER J04J 5� 4_ 6z& p ,',✓' John J. Brandlin, Jr. JBJ:bef Ip �,h77 0 9b: so 0 V�/ (U ylL�.0 wa Y C R 091 Og6pCH1 ✓ � ��P6PL�f I • The Rev, John P. A<hey II, Rector sair2t Zames episcopal chunch 3209 VIA LIDO - NEWPORT BEACH, CALIFORNIA 92663 (714) 675.0210 FILE COPY DO NOT REMOVE Mr. Richard Hogan Director of Community Development City of Newport Beach 3300 Newport Blvd.. Newport Beach, Ca. 92663 Pear Neighbor: November 9, 1976 As you know a number of people having an interest in the problems of inadequate parking in the Lido Peninsula -Cannery Village area have been discussing the matter in the last few weeks with us. It would now seem profitable for a few of those interested to meet together to exchange information and hopefully begin the task of solving the problem. Such a meeting will be held at the Cannery Restaurant on Tuesday, November 30. 1976, at 00 A no host breakfast will be offered. Please phone the Church office by November 29, 1976 to make a reservation. Phone (71-4) 676-0210. A breakfast meeting was chosen so that attendees can get on to their dayts responsibilities by at least 9:30 A.M. Very truly yours, William Frederickson, Jr. Convenor WF/mmm cc: NeMrs. Howard Rogerswort Beach City Councilwoman, S acoELL t 1 N0F GPI`"\ PR*SED PARKING DISTRICT ADDS LIST Richard Kogan Director of Community Development City of Newport Beach 3.300 Newport Blvd. Newport Beach, Ca..92663 (714) 640-2137 wm. Frederickson, Jr. 2133 Channel Road Balboa, Ca. 92661 (714) 673-7265 ST. JAMES EPISCOPAL CHURCH REPRESENTATIVES Frank H. Trans 2018 E. Bay Front Balboa, Ca. 92661 (714) 675-2674 Eileen Hudson 36 Pine Valley Lane Newport Beach, Ca. 92660 (714) 644-0322 Bruce Blackman 3408-1 Via Oporto Newport Beach, Ca. 92663 (714) 673-9334 FIRST CHURCH OF CHRIST SCIENTIST REPRESENTATIVES Doreen Marshall 367 Via Lido Soud Newport Beach, Ca. 92663 (714) 673-4826 Jack Zaremba 1263 Rutland Road Newport Beach, Ca. 92660 (714) 642-8359 548-2011 it �e �e+i s4 Richard Elliott Koll Company 1901 Dove Street Newport Beach, Ca. 9266'0 (714) 833-3030 Edward Migge Orange Coast Developers 3650 Cherry Avenue Long Beach, Ca. 90801 (714) 846-9611 Fred McLaren, Hughes Markets 2716 San Fernando Road Los Angeles, Ca. 90039 (213) 227-8211 Roger Rendell Hughes Markets 2716 San Fernando Road Los Angeles, Ca. 90039 (213)•227-8211 Francis Delaney Delaneyts 632 Lido Park Drive Newport Beach, Ca. 92663 (714) 675-2565 Robert Shelton Robt. Shelton, Inc. 500 Newport Center Drive - Newport Beach, Ca. 92660 (714) 644-5900 Bill Hamilton Cannery Restaurant 3010 Lafayette Avenue Newport Beach, Ca. 92663 (714) 675-5777 Robert Norris Manager, Bank of Newport 32nd at Lafayette Newport Beach, Ca. 92663 (714) 675-6333 �o CT�V.�J�`0.2•� _A C to J�M C�ci3! k� - �:- J - --- - - - tea "�"we�,r'�•.(_ ��t�t-rr Sfi�; cc�' i'�P.e�r�ta_ ,_CA . Ctz(-a t3 .�+knti'dm�tnwTMtq.+ PR ISED 'PARKING DISTRICT ADDY(' S LIST Richard Hogan W,im. Frederickson, Jr. ST. Director of Community Development City of Newport Beach 3.300 Newport Blvd. Newport Beach, Ca. .92663 (714) 640-�2137 2133 Channel Road - Balboa, Ca. 92661 (714) 673-7265 AMES EPISCOPAL CHURCH REPRESENTATIVES Frank H.'Trane 2018 E. Bay Front Balboa, Ca. 92661 (714) 675-2674 Eileen Hudson 36 Pine Valley Lane Newport Beach, Ca. 92660 (714) 644-0322 Bruce Blackman 3408-1 Via Oporto Newport Beach, Ca. 92663 (714) 673-9334 FIRST CHURCH OF CHRIST SCIENTIST REPRESENTATIVES Doreen'Marshall 367 Via Lido Soud Newport Beach, Ca. 92663 (714) 673-4826 Jack 2aremba 1263 Rutland Road Newport Beach, Ca. 92660 (7i4) 642-8359 548-2011 Richard Elliott Koll Company 1901 Dove Street Newport Beach, Ca. 92660 (714) 833-3030 Edward Migge Orange Coast Developers 3650 Cherry Avenue Long Beach. _Ca. 90801 (714) 846-9611 Fred McLaren. `-�— Hughes Markets 2716 San Fernando Road Los Angeles, Ca. 90039 (213) 227-8211 Roger Rendell Hughes Markets 2716 San Fernando Road _ Los Angeles, Ca. 90039 (213)•227-8211 Francis Delaney Delaney's ' 632 Lido Park Drive Newport Beach, Ca. 92663 (714) 675-2565 Robert Shelton Robt. Shelton, Inc. 500 Newport Center Drive - New ort Beach, Ca. 92660 (714) 644-5900 Bill Hamilton Cannery Restaurant 3010 Lafayette Avenue �� _ Newport Beach, Ca. 92663 {714) 675-5777 Robert Norris Manager, Bank of Newport 32nd at Lafayette Newport Beach, Ca. 9.2663 (714) 675-6333 =—' M��L out casC roc' -• � CPT `Tguw %BO(OE.S J �Za :s wu - , 33SS V•.a lsd.o T� I Y L rank H. Trane Ms Z:been_ HE. Bay Front 36 Pine Val ey—L-anea, CA 92661 Newpo F�Beach, CA 92663 htt-�.Jack ZarenjW Mr. Tim Strad'er. 1263 it Road The Koll Company New rt h�CA 92660 1901 Dove Street Newport Beach, CA 92660 Mr Roger Rendell Hughe ar t'' 2716 nando Road LeT'Angeles, CA 90030 Mr Robert Shelton Robe She firrl;rInc. 500 rt Center Drive port B h, CA 92660 Mss..,,._Mi l beth Brey ManP6rt>BTea&,' do Bidg. 335siSte. 215 New CA 92663 Mr. Robert E. Lee Lee Klages $ Associates 2815 Villa Way Newport Beach, CA 92663 Mr. John Laun Los'^>Nr@r! le ederal 3201 Blvd. NewpBe h., CA Ms. DKeen Ma all 367 Via`h- So Newport4reacpr,.CA L ancis Delaney y,sdo Park Drivet Beach, CA 92663 Mr. 'Thomas Blurock Bissell August Associates 190 Newport Center Drive Newport Beach, CA 92660 Mr. John Curci Curci-Turner Company V717 Lido Park Drive ewport Beach, CA 92663 Ms-.Marguerit git 2205oa YAwpMort h, CA 92663 Mr.,FZed McLa en Hughes et 2716 n F giando Road L Angeles, CA 90039, Mr. Jame=86 P.O. BoxCosta Me Mr. Ri0ard Lnce 505 29tkh eei Newport B ac A 92663 Mr. William Clapet Archi-Tekton 359 San Miguel Road #303 Newport Beach, CA 92660 Mr. Jim Wilson L96 Richard ElliottThirtieth Street Architects Linda Lane 425 30th Street port Beach, CA 92660 Newport Beach, CA 92663 Mr. Dick Ken Saving Mr. ach Sham 501 3 Street 92663 Newport ach, CA 92663 Mr. Richard Hogue o �i ty Development 3300 92663 Dirv Blvd. Newport Beach, CA 92663 —'M Robert G. Nor Mana r Bank Newport 32nd at ette Newp Beach, 2663 Mr Hugh R. C fin City Ne ort Beach 3300 Ne coa�t Blvd. Newp Bea --Fr EA 92663 ton rant V30 rBill HamianneryRestau10Lafayette Avenue ewport Beach, CA 92663 Mr. J. Peter Barrett 2888 Bayshore Drive, #A-14 Newport Beach, CA 92663 Ms. Lucille Kuehn Mr. `Carl W. Ackerman 1831 Seadrift 810una goad Corona del Mar, CA 92625 Fuller�ir-6A 92635 M ill Rayburnouse RestaurantAdmiralty Waya del Rey, CA 90291 Mr. Bill Frederickson 213 hannel Balboa, 92661 Ms. Marie 'chock 501 29th Street Newport Beach, CA 92660 Ms. Trudi jo�s 429 Svld e Balbo , A,� 92661 E 21st Place ort Beach, CA 92663 :t3 Fre Talari •-� Commu ' Development Dept. 330 ew t Blvd. wport Beac , CA 92660 Bliss Minton Newport Coast Insurance 3355 Via Lido 0325 Newport Beach, CA 92663 Mr. Paul Ryckoff Newport Beach City Hal 3300 Newport Boulevard Russ Fluter Jones Realty 2001 W. Balboa Blvd. Newport Beach, CA 92663 J ckie Heat 150 y Lane Nei t Be h;, CA 92660 Mr. Mark E. Simmons City National Bank 3388 Via Lido #100 Newport Beach, CA 92663 Mr. Wi liam<Bk 2300Ne NewportBa92660 PERSONAL Jeri Holmes 9162 Hyde Park Drive Huntington Beach, CA 92646 =Beach Robsrt Rubi 2200 Blvd. Newpor each, CA Jerry Boli•nt William 'chock Asst--- ' anager W.D. 'chock Corporation 3300 Ne or vd. 3502 S. Grenville Street New, each, CA 92660 Santa Ana, CA 92704 Helene Ekdahl Joy, G.R.I. =347ia rgen Associated Brokers Service e Center 2025 West Balboa Boulevard orto #205 ewport Beach, CA 92663ch, CA 92663 Pat Harriso Lido Fashions 3424 Via Lido Newport Beach, CA 92663 Dean Reevie ' Via Lido Drug 3445 Via Lido Newport Beach, CA 92663 John Loomis Peter Torre ' Thirtieth Street Architects 102 McFadden Place 425 - 30th Street Newport Beach, CA 92663 Newport Beach, CA 92663 Betty Hogan 1100 W. Ocean Front Newport Beach, CA 92663 Jean Dingel Storeroom Antiques 439 - 31st Street Newport Beach, CA 92663 MEQ Kay Ree:Beach, 402 - 3=A92663 Newport Mr. S 2214 W. n Front 92660 Newp Beac , CA 92660 Mr. Milton en Mr. Mike Si r 100 W. tl.�Jay c/o -Eighth St. Marina Plewpor Beach, CA 90024 2602 p .t a vd. Newp rt Beach, CA 92663 =eh .. 92661 =Beach, hers t 92663 Susan Canine 3103 Villa {Vey Newport Beach, CA 92663 Nancy Sandler The Antique Garden 431 - 31st Street Newport Beach, CA 92663 Kooert b. Jlater 428 - 31st Street Newport Beach, CA 92663 Mr. Hans Dic mafi 321 tam na Avenue New t h, CA 92663 Mi1bet{i Brey Lido Bldg. Ltd. �C-row�'s Nest Yacht & Ship • The .Foundery Gallery c/o Brokerage 2234 Newport Blvd. R3355 Via Lido ewport Beach, CA 92663 2122 Newport Blvd. Newport Beach, CA '92663 , Newport Beach, CA 92663 Paul Carlson A & P Marine Hardware Metcalf Assoc. Arch. c/o Cortez Management Co 2130 Newport Blvd. 2234 Newport Blvd. 3475 Via Oporto 5-205 Newport Beach, CA 92663 Beach, CA 92663 Newport Beach, CA 92663 'Newport Jack Zaremba Greek's Nautica Decor's �'Frank Leslie Spangler 1263 Rutland Newport Beach, CA 92660 and Antiques 2140 Newport Blvd. 2240 Newport Blvd. Newport Beach, CA 92663 Newport Beach CA 92663 Margerite Forgit 22052 td. Balboa Blvd. Newport Beach, CA 92663 4fi11iam Frederickson 2733 Channel Road Balboa, CA 92661 Trudi Rogers 429 Seville Balboa, CA 92661 John Laun \ c/o Los Angeles Fed. Savings and Loan Assoc. 3201-New ort Blvd. Newport Reach, GA 92663 Nancy Bridgeman 21752 Fairlane Circle Huntington Beach, CA 92246 The Old Spaghetti Factory 2100 Newport Blvd. Newport Beach, CA Newport Cyclery 2116 Newport Blvd. Newport Beach, CA Ray R. 1717 E. Balboa, 92663 92663 Donald II Balboa Blvd. CA 92661 A z , George Matulich Victor Swanson 210 21st Street P.O. Box 788 Newport Beach, CA 92663 Apple Valley, CA 92307 Home of Pacific Boats :Walter Nutting ASID 2210 Newport Blvd. ,2246 Newport Blvd. Newport Beach, CA 92663 ;Newport Beach, CA 92663 i' Lyon Recording Studio 2212 Newport Blvd. Newport Beach, CA 92663 j Nack & Sunderland 2218 Newport Blvd. Newport Beach, CA 92663 ,Pinder & Pinder Fabrics 1.2246 Newport Blvd. Newport Beach, CA 92663 ;Paul Singer Floor Fashions 2250 Newport Blvd.. .Newport Beach, CA 92663 Mr. William Stine Shafer Plumbing P.O. Box 1581 404 N. 3.2nd Street Newport Beach, CA 92660 i Newport Beach, CA 926631 William Simpson Sr. Eng. Russell Surf Boards 2222 Newport Boulevard 2280 Newport Blvd. - Newport Beach,'CA 92663 Newport Beach, CA 92663 Newport Surf & Sport 2224 Newport Blvd. Newport Beach, CA 92663 South Coast Ship Yard 2230 Newport Blvd. Newport Beach,.CA 92663 Mr. William Blurock• William Blurock & Assoc. 2300 Newport Blvd. Newport Beach, CA 92663 PERSONAL Harold Williams Jewelers 406 N. 32nd Street Newport Beach, CA 92663 Harbor M-fg. Co., Y Helen Shepardson Jerry's Barber Shop 409 N. 29th Street Snterior Design • 432'-1/2 N. 32nd Street Newport Beach, CA 92663 ll N. 29th Street Newport Beach, CA 92663 i Newport Beach, CA 92663 Manuel Silva Touraine Antiques Anglers Center 409-1/2 N. 29th Street 511 N. 29th Street ;:2817 Villa Way Newport Beach, CA 92663 Newport Beach, CA 92663 Newport Beach, .CA 92663 Ullman Sails Occupant The Corner Store 410 N. 29th Street 430 N. 32nd Street 3009 Villa Way Newport Beach, -CA 92663 Newport Beach, CA 92663 Newport Beach, CA 92663 R. S. Lynch Trust Second Time Around The Needleworks 417 N. 29th Street 432 N. 32nd Street 3011 Villa Way Newport Beach, CA 92663 Newport Beach, CA- 92663 Newport Beach, CA 92663 Sails by Schock 501 N. 29th Street Newport Beach, CA 92663 Schock Boat Repair 504 N. 29th Street Newport Beach, CA 92663 Donald Clutter 507 N. 29th Street 2D Newport Beach,_CA 92663 Lasada Automotive 424 N. 32nd Street Newport Beach, CA Expressions 416 N. 31st Street Newport Beach, CA Manuel Haro Business Furn.; Jeri, Holmes 514 N. 29th Street ;.Fashion Design Newport Beach, CA 92663 .3101 Villa Way ;;Newport Beach, CA 92663 E1 Ranchito No. 4 Mexican Restaurant 409 28th Street Newport Beach., CA Clarence McCulloch 2807 N. Villa Way Newport Beach, CA 9ZU3 . Bldr. 92663 Newport Plating Co. - 2810 Villa Way 92663 Newport Beach, CA 92663 I 92663 Rancho Santiago Coffee Co. 509 N. 29th Street Newport Beach, CA 92663 !:'John Fulton' & Associates ;'3103 Villa Way :!Newport Beach, CA 92663 Dodie Gust Gift Shop 3105 Villa Way Galerie Lido Lido Auto Marine 2811 Villa Way 407 N. 31st Street Newport Beach, CA 92663 Newport Beach, CA. J. Rinehart & Co. 2811 Villa Way Newport Beach, CA 92663 92663 1 Adams House 3109 Villa Way Newport Beach, CA 92663 Redwing Glass Craft 510 N. 29th Street Newport Beach, CA 92663 Lewis Douglas Development Co. 2815 Villa Way Newport Beach, CA 92663 'Adrian's Antiques and Collectibles 3111 Villa Way Newport Beach, CA 92663 Boats & Yachts Iqc c/o John D'Lexey 505 N. 30th Street Newport Beach, CA Lenores 417 N. 31st Street Newport Beach, CA Marshall Antiques 417 N. 31st Street Newport Beach, -CA. I 92663 Jonath'an.a 'Bixby Hangin' Around O22-1/2 N. 31st Street • 433 N. 31st Street ewport Bea,ch, ,CA 92'663 Newport Beach, CA Lillian's Antiques ; 423 N. 31st Street 92663 Newport Beach, CA 92663 Jay Fournier �I 423-D N. 31st Street 92663 Newport Beach, CA 92663 Interiors by Charlotte 505 N. 30th Street Suite 208 lewport Beach, CA 92663 Top Shop 420 N. 31st Street Newport Beach, CA 92663 Walleen's Village Antiques 420 N. 31st Street Newport Beach, CA 92663 Hameco Eng. 506 N. 30th Street Newport Beach, CA Strawberry Fields 424 N. 31st Street Newport Beach, CA 92663 Tiffany House of Antiques 425 N. 31st Street Newport Beach, CA 92663 Lupe Hilton 425 N. 31st Street Newport Beach, CA. 92663 Jack Williamson Motion Picture Production 92663 426 N. 31st Street Newport Beach, CA 92663 a. E. Christopherson Carat & Karat 510 N. 30th Street 425-11 N. 30th Street Newport Beach, CA 92663 Newport Beach, CA 92663 Thirty -First Street Tommy; Bryant 421 31st Street 430 N. 31st Street ewport Beach, CA 92663 Newport Beach, CA 92663 Jonathan's Antiques 422 31st Street Newport Beach, CA 92663 Lido Electric Co. 430 N. 31st Street Newport Beach, CA The Store Room 439 N. 31st Street Newport .Beach, CA 92663 92663 Hilary Imes & Assoc. 501 N. 31st Street Newport Beach, CA 92663 am Ke 1 31 t Ot9 p rt ea James Patrick Murphy 502 N. 31st Street Newport Beach, CA 92663 Paul Sutton 502 N. 31st street Newport Beach, CA �4 Chase E. Smith Co 505 N. 31st Street Newport Beach, CA �1 Nep,enthe Interior 505 N. 30th Street Newport Beach, CA Robert J. Voorhees 505 N. 30th Street Suite 201 Newport Beach, CA 92663 Eng. 92663 92663 92663 Wester Water & Appliance Co. 92663 508 N. 31st Street Newport Beach, CA 92663 i_ddie Eader Yacht Maint. 512 N. 30th Street '!ewport Beach', CA 92663 I June's Potpourri 431 N. 31st Street Newport Beach, CA 92663 Normandy Metal Refinisher 510 N. 31st Street Newport Beach,_ CA 92663 Newport Wash-O-Matic �121 W. Newport Blvd. ewport Beach, CA 92663 Tide Office Supply 3115 W. Newport Blvd. Newport Beach, CA 92663 •'acific Tides Marine Supply 227 N. 20th Street "Newport Beach, CA - 9.2663 I " i Westerly Marine 227 N. 20th Street Newport Beach, CA 92663 . The Shade Shop 2811 W. Newport Blvd. Newport Beach, CA 92663 The Barefoot Contessa 2811 W. Newport Blvd. Newport Beach, CA 92663 Colonel Sanders' LNewplr�—Beac WhiteBetty Stanley 3107 W. Newport Blvd. WNewportBlvd.868 Cortez Street Newport Beach, CA 92663 h, CA 92663 Costa Mesa, CA 92626 Carl's Jr. Restaurant 3101 Newport Blvd. Newport Beach, CA 92663 Cape Star Yacht Sales 227 N. 20th Street Newport Beach, CA 92663 Southern Cities Escrow Co. 2929 Newport Blvd. Newport Beach, CA 92663 Jacobs Realty 2919 Newport Blvd. S-6 Newport Beach> CA 92663 Peninsula Pet Clinic 2915 W. Newport Blvd. Newport Beach, CA 92663 Balboa Real Estate Co. 2901 W. Newport Blvd. Newport Beach, CA 92663 Philips Marine 9825 W. Coast Highway ewport Beach, CA 92663 Mamouth Properties Inc. 2821 W. Newport Blvd. Newport Beach, CA 92663 The Callison Co. 2819 W. Newport Blvd. Newport Beach, CA 92663 L'Ecluse 2877 W. Newport Blvd. Newport Beach, CA 92663 Chug -A-Mug ; Sam Slavik 9911 W. Newport Blvd. 204-B N. 21st Street ewport Beach, CA 92663 Newport Beach, CA 92663 Designs by Munier Newport Beach Realty - 2905 Newport Blvd. 2815 W. Newport Blvd. Newport Beach, CA 92663 Newport Beach, CA 92663 Firehouse Upholstery,, 2809 W. Newport Blvd. Newport Beach, CA 92663 Sail -Inn Motel 2627 W. Newport Blvd. Newport Beach, CA 92663 i Port Pharmacy 2727 W. Newport Blvd. Newport Beach, CA 92663 El Rancho Market 2727 W. Newport Blvd. Newport Beach, CA 92663 Sportman's Liquor 2615 W: Newport Blvd. Newport Beach, CA 92663 Spic & Span Laundromat 2613 W. Newport Blvd. Newport Beach, CA 92663 Bownman & Bownman Assoc. 2609 W. Newport Blvd. Newport Beach, CA 92663 William Hoffman 216-A N. 21st Street (Newport Beach, CA 92663 Larry Kiehl 2142 N. 21st Street Newport Beach, CA 92663 Westsail Corporation Launching Facility 227 N. 20th Street Newport Beach, CA 92663 Scott Sarkisan , 510 N. 31st Street Newport Beach, CA 9266.3 • t # ^,;" Calif. Automotive Researc 510 N. 31st Street Newport Beach, CA 92663 Submarine Engineering Assr 512 N. 31st Street Newport Beach, -CA 92663 Cannery Collectibles 409 N. 30th Street Newport Beach, CA 92663 Sara's Salvage 413 N. 30th Street New ort Beach CA 92663 s• _ s. ♦ =•f; Mr. John L. Curci :- Curci-Turner Company P.O. Box 1457 " Newport Beach, CA 92663 R. Henry Moh1e-�"""� •,,`' _ � ♦ � r 4 eY '�:-, µ• "••' y," Vim. 505 N. Tustin Avenue Suite 121" " Santa Ana, CA 92705 ♦ � fJ b V• •yf FI -• t .)'^ •fit ~ �"� A `•�+} ., '.Y D. • 1. .r T • 14 x w W a »f X4 w`` ..1 ern •#'` '"-?., .:� �7�. - Y J E• � ✓ ¢ J r s .y�y L•'� V. V O- .Y r wl M .6 A — a J Harbor Paint Center Martin & Tranbager 9obert Knobloch • 412 N. 32nd Street 2304 Newport Blvd. 2602 Newport Blvd. Newport Beach, CA 92663 Newport Beach, CA 92663 Newport Beach, CA 92663 Mariner Yachts 2312'Newport Blvd. Newport Beach, CA 92663 Michael Lee Mosley 2602 Newport Blvd. Newport Beach, CA 92663 Master's Marine Co. Tim Styles 2312 Newport Blvd. 2602 Newport Blvd. Newport Beach; CA 92663 Newport Beach, CA 92663 Joe Green 207 19th Street Newport Beach, CA Wesley Schnieder 2072 19th Street Newport Beach, CA WoodiesWharf nt -Eht M. rin Art Lansaw 2318 Newport Blvd. 2 New rt vd� 209 19th Street Newport Beach, CA 92663 p r Be c 6 Newport Beach, CA Robert E. Visintine Leaded Glass Originals 2602 Newport Blvd. Lena Beckley 2330 Newport Blvd. Newport Beach, CA 92663 210 19th Street Newport Beach, CA 92663 Newport Beach, CA Red Onion Restaurant Jeff Brier Realtor John Palmer 2404 Newport Blvd. 2602 Newport Blvd. 215 19th Street Newport Beach, CA 92663 Newport Beach, CA 92663 Newport Beach, CA Trautwein Brothers 2410 Newport Blvd. Newpo-rt Beach, CA 92663 wp}o t A 1 32nd Street Beauty 408 N. 32nd Street Newport Beach, CA Evelyn's Barber Shop 410-A N. 32nd Street Newport Beach, CA 92663 Newport Towboat Co. 9 '6.3 2602 Newport Blvd. S-4 9j6\j3 Newport Beach, CA 92663 Salon 92663 Robert Burns 2602 Newport Blvd. Newport Beach, CA 92663 Fleet Marine Services 2622 Newport Blvd. Newport Beach, CA 92663 Jerry McCullogh 107 '19th Street Newport Beach, CA 92663 9266.3 92663 92663 9,2663 92663 Huntington Engineering Co. 414 N. 32nd Street Newport Beach, CA 92663 Leesola Munce 416 N. 32nd Street Newport Beach, CA 92663 Fanfare Gifts & Antiques 425 N. 30th Street Newport Beach, CA- 92663 Donald Spitz 219 19th Street Newport Beach, CA 92663 Dwight Heirendt 2602 Newport Blvd.. Newport Beach, CA 92663 Contractors Funding Mortgage Company 410 N. 32nd Street Newport Beach, CA & Robert Munce 416 N. 32nd Street Newport Beach, CA 92663 92663 R. L. Lawren Rex :Bixby 11 P den P ce &.817 Shanta•r Drive . Ronald Hein Ne o B ch, C 92663 Costa Mesa, .CA 92626 122 24th Street Newport Beach, CA. 92663 Allan Fainbarg• Paden Family Trust :' Clare Schweitzer 789 S. Tustin Avenue c/o Case, C.R. 14350 Mulholland Drive Orange, CA 92666 P.O. Box 2069 Los Angeles, CA 90024 Pomona, CA 91766 0 John Barry Harvey Pease ' Donald Buttle 605 Via Lido Soud 498 Park 2113 Seville Road j Newport Beach, CA 92663 Balboa Island•, CA 92662 Balboa, CA 92661 Vera Portsmouth , Rene Barge 1905 Court Street Leonore MacDonald 3012 Newport Boulevard Newport Beach, CA 92663 . 833 Dover Newport Beach, CA 92663, I Suite 21 i Newport Beach., CA R2.663 . I ij Rajendra Desai Claus Abel M. Burkey 1202 Hyde Park Drive 3000 Newport Boulevard 216 N. 20th Street Santa Ana, CA 92705 Newport Beach, CA 92663 Newport Beach, CA 92663 Clifford Alpaugh 1908 Court St. Apt. 2 j Lance Lawson J, P, Panagakos. Newport Beach, CA 92663' 217 N. 20th Street 221 20th Street j Newport Beach, CA 92663 Newport Beach, CA 92663 Lawana Jones �j Title Insurance and Trust Arsene Gadarian 7001 W. Imperial Hwy. P.O. Box 2136 Newport Court Street p ;I Newport Beach, CA 92663 � Los Angeles, CA 90045 I Newport Beach, CA 92663 Gerard Tardie Margaret Lowery John Keefer 411 Bel vue Ln. 5211.Seashore Dr. 415 30th Street Balboa, CA 92661 Newport Beach, CA 92660 Newport Beach, CA 92663 i i . Walter Simonds Michael Keeler Assistance League of 208 Via Graziano 2085 Swan Circle Newport Beach Newport Beach, CA 92663 Costa Mesa, CA 92636 505 32nd Street Newport Beach, CA 92663 Phyllis Jackson Joyce Turney Richard Lawrence 1910�- Court Street 505-1/2 29th Street 2 W. Bay Avenue Z 9 1 . y New ort Beach CA 92663 P 2663' Newport Beach, CA 92663 , Newport Beach, CA 9 p I � I The Minuteman Way, 1' 425 N. 30th Street , Lavern Poliquin 'Richard Komodi Newport Beach, CA 92663 1331 Bay (West) 104 Via Lido Soud Newport Beach, CA 92663 Newport Beach, CA 92663 Scotty's Fish Fry 2110 W. Ocean Front Newport Beach, CA 92660 Artichoke Artsie 4025-30 N. 30th Street • Van Kdevering ' ewport Beach, CA 926.63 11-961 Kearsarge Street Los Angeles, CA 90049 4 Robert Anderson 11548 Acama Street Studio City, CA 91604 i The Surfer Restaurant 2200 W. Ocean Front Newport Beach, CA 92660 B. Grewall Alt4-�628 W. Oceanfront Newport Beach, CA 92660 Michael Lynch 2306 W. Ocean Front Apt. 4A Newport Beach, CA 92660 Laura LeNoue 204 29th Street !; Newport Beach, CA 92663 Mr. Charles Coleman 106-1/2 24th Street Newport Beach, CA 92663 Occupant 425-27 N. 30th Street Newport Beach, CA 92663 Stag's Chinese Restr. 111 21st Street Newport Beach, CA 92663 Newport Pier Realty Maddlyn Penland 2005 W. Balboa Blvd. 203 28th Street Newport Beach, CA 92663 !; Newport Beach, CA 92663 Associated Brokers Service' Robert Higgins 2025 W. Balboa Blvd. 2713 W. Balboa Blvd. Newport Beach, CA 92663 Newport Beach, CA 92663 Archer Crane 2203-1/2 W. Balboa Blvd. Newport Beach, CA 92663 George Moddy 1726 Heather Hill Hacienda Heights, CA ` 91745 Newport Harbor Art Museum Margaret Cowery 2211 W. Balboa Blvd. 5211 Seashore Drive Newport Beach, CA 92663 Newport Beach, CA 92660 David Sdros Lois Woodmanse 9662 Villa Woods Drive 824 W. 15th St. Space #32 Villa Park, CA 92667 Newport Beach, -CA 92663 i Daniel Promin Earl Marrow 1918 Court Street 1828 Cajon Circle Newport Beach, CA 92663 West Covina, CA 91790• Merle McNamee L. A. Giovinetti 1149 Annabelle Lane 2919 Newport Blvd. Grants Pass, ONegon Newport Beach, CA 92663 97526 Frances Bury, 106 Via Undine Newport Beach, CA 92663 Hanifin Surfboards William Cagney 109 22nd Street 6777 Hollywood Blvd. Newport Beach, CA 92663 Hollywood, CA 90028 Wayne Bandy Newport Commercial Newport th Street 1095 N. Main St. Suite D Newpoorrt Beach, CA 92663 1 Orange, Calif. 92667 Helen Bramaw 4211 Maplewood P1. Riverside, CA 92506 Charles Pann 12401 Filmore Street #204 San Fernando, CA 91342 'Marian Primeau 1914 Ocean Front Newport Beach, CA 92,660 Robin Rison Newport.Beach, CAet92663 Will Novascone 1102 24th Street Newport Beach, CA i Harbor Glass Co. 222 N. 21st Street i Newport Beach,,CA 92663 Bloxhams Yacht Cove 223 N. 21st Street Newport Beach, CA 92663 Balboa Canvas Shop 2242 N. 21st Street Newport Beach, CA ,92663 Skip Elliott 2242 N. 21st Street Newport Beach, CA 92663 Seas ray Inc. 226 N. 21st Street Newport Beach, CA 92663 Potomac Enterprises 1900 W. Balboa Blvd. Newport Beach, CA 92663 Tastee Freeze of N.B. 1900 W. Balboa Blvd. Newport Beach, CA 92663• F. W. Hein 122 24th Street Newport Beach, CA 'Richard Perlin Service Station 92663 3001 Newport Blvd. Newport Beach, CA 92663 Al Elkey 1909 W. Balboa Blvd. Newport Beach, CA 92663 Newport Dog Groomery 2903-C W. Newport Blvd."i, j; Newport Beach, CA 926631 Salmon Silver 1910 W. Balboa Blvd. 1 Newport Beach, CA 92663 • I I, Richard Jennings 2212 N.,20th•Street ^ Newport Beach, CA 92663-I� i� Margaret Cowie 2222 20th Street j Newport Beach, CA 9.2663 ; Mr. John Caminiti 2903-A New Newport Be c apo�t, Eavd§2663, D.• Williams 225 N. 20th Street Newport Beach, CA I. 92663 Cassidy's 2603 W. Newport Blvd. Newport Beach, CA 92663 i. { CSK Catamarans ,I 7-Eleven Food Store j1 2815 W. Newport Blvd. 1920 W. Balboa Blvd. , Apt. C Newport Beach, CA 92663 i i Balboa Bicycles 2000 W. Balboa Blvd. Newport Beach, CA 92663 Newport Beach, CA 92663 Ambrosia Restaurant 501 30th Street Newport Be.ach, CA 92663 J. M. Winnen I J'. S. Miller 224-C N. 20th Street 225 N. 20th Street Newport Beach, CA 92663 Newport Beach, CA 92663 Lang & Wood I Patrick Barnes 2302 Newport Blvd. 218 N. 21st Street- 92663 Newport Beach, CA 92663 Newport Beach, CA 92663 i William Pullen L224-A e Loomis 1903 W. Balboa B1'vd.#B N. 20th Street Newport Beach, CA 92663 ort Beach, CA 92663 Charles Showalter 205 29th Street Apt. A Newport Beach, CA 92663 1 H. E. Siefried Gordon Brown Gill Dunlap 1222 24th Street 221 19th Street 208 29th Street Newport Beach, CA 92663 Newport Beach, CA 92663 Newport Beach, CA I 92663 1 Leo Huber 115 23rd Street Newport Beach, CA 92663 r S nck se Calvin Rhors Lester 'Murman • 12151 Singingwood Dr. ` 2336 'Santiago Avenue Santa Ana, CA 92705 Santa Ana, CA 92706 j Hans Dickman 321 Santa Ana Avenue Newport Beach, CA 92663 ' I I( r b�rte�a hi aA� hi � jj Amos Corgiat 7107 Georgia Street Bell, CA 90201 Woodco Investment Co. P.O. Box 3118 Long Beach, CA 90803 Howard Dennis 2808 LaFayette Avenue Newport Beach, CA 92663 Edwin Taylor Gillis & Derby 2806 LaFayette Avenue Newport Beach, CA 92663 Ruben Amerkhanian Crescent8324 Avenue Buena Park, CA90620 Nicholas Ursini 2306 W. Ocean Front - Newport Beach, CA 92660 I Robert Westrem Carl Bergouist 10621 Wilkins Avenue 13451 Rosecrans Avenue ; Los Angeles, CA 90024 Santa Fe'Sprin8s, CA 9670•. i Bank of America Milton Bren c/o Trust Department 100 W. WTnd Way P.O. Box 328 Newport Beach, CA 92660 54nta Ana, CA 9.2.70.2. it Roland Ball Eccless Carlton P.O. Box 2117 11225 S. Broadway Newport Beach, CA 92663 II S&nta,Ana, CA 92707 Bank of America 'I Arnold Construction Co. P.O. Box 1747 2293 W. Ball Road Newport Beach, CA 92663 " Anaheim, CA 92804 i� Donald Koll Edward Martindale 1901 Dove Street 1. 506 30th Street Newport Beach, CA 92663 Newport Beach, CA 92660 Imperial Savings & Loan Attn. Controller #55 P.O. Box 23036 San Diego, CA 92123 Enrique Seritti P.O. Box 146 Tustin, CA 92680 Ladislaw Reday 359 Via Lido Soud Newport Beach, CA 92666 Norman Durston 214z Grand Canal Balboa Island, CA 1' Floyd Hemstreet 1' 112 24th Street 1 Newport Beach, CA George Bernique 511. 29th Street Newport Beach, CA I; George Bernique 2905 LaFayette 92662 j Newport Beach, 92663 92663 CA 926631 Pete Kurbatoff 12692 Pleasant Place Garden Grove, CA. 92641 Valerie Whitney 756 Via Lido Nord Newport Beach, CA 92663 Alfred Jasper 106 24th Street Newport Beach, CA 92663 Marjorie Usher 3210 Kelton Avenue 9266.3 W Los Angeles, CA 90035 Linda Brown 424 3 i st Street Newport Beach, CA Grace Wedekind 663 Via Lido Nord Newport Beach, CA 92663 Francis Delaney - P.O. Box 86 92663 Costa Mesa, CA 92627 i i Marelle Hall 12036 Benmore Terrace Los Angeles, C.A 90049 James Nisson 14462 Red Hill Avenue Tustin, CA 92680 is Margaret Nelson P.O. Box 1123 Newport Beach, CA 92663 I� Kenneth Gabriel P.O. Box 2087 Newport Beach, CA 92663 Donald McCalla 231 19th Street NewpQrt-Beach, CA John Williamson 426 31st Street Newport Beach, CA Van Loon Enterprises P.O. Box 475 Balboa Island, CA 92662 i Who Are Those Guys 2301 W. Balboa Blvd. Newport Beach, CA 9'2663 I Ra'e Coat6s 4366 W. Olympic Los Angeles, CA 90019 Portside International John Ricciardi Importers 429 Holmwood Drive 2307 W. Balboa Blvd. Newport Beach, CA 92660 Newport Beach, CA 92663 Clara Schock ,; Greta Knowles 3502 S. Greenville 300 Cagney Lane Santa Ana, CA 92704 Apt. 212 Newport Beach, CA 92660 Robert Hitt and James Charles Philips Barrett 2825 Newport Blvd. 1605 Westcliff Drive Newport Beach, CA 92663 Newport Beach, CA 92660 Fred Murray 3530 Damien Ave. #130 92663 i; LaVerne, CA 91750 Calif. Southern Oil Co. 1000 W. Lomita Blvd. Harbor City, CA 90710 Ben Chavez 3910 River Avenue Newport Beach, CA Alice Emmes 13751 St. Andrews Dr. #35C Seal Beach-, CA 90704 Ruth Miller 225 Kings Drive 92660 Newport Beach, CA Jack Richardson 4781 Kona Kove Avenue Yorba Linda, CA 92636 DiMaggios' Deli 2309 W. Balboa Blvd. Newport Beach, CA 92663 92663 Larry Trusley 1925 Court Street #B Newport Beach, CA 92663 Clyde Carlton 223 19th St. Apt. C Newport Beach, CA 92663 Arthur Mello 516 Tustin Avenue Newport Beach, CA 92660 Lutzis Clothes Chest 2305 W. Balboa Blvd. Newport Beach, -CA 92663 Steve Newton 1905 Court Street Newport Beach, CA 92663 Gaylord Taylor Lakeshore Trailer Village' Box 94 268 Lakeshore Road Bolder City, Nevada 89005 Jean Belen 1350 W. Bay Avenue Newport .Beach, CA 92663 M: Matakovich ' tWilliam J. .L&rkin 217 29th Street 217 N- 30th Street Newport Beach, CA 92663 Newport Beach, CA 92663 i Southern Pacific Land CO 1 Market Street Norman Reed San Francisco, CA 94105 10533 Cynrose Street Temple City, CA 91708 Burtis Corp. c/o Union Oil of.Calif. Propp. Tax Div. P. 0. Box 7600 Los Angeles, CA 90054 Evelyn Robinson 3014 14. Balboa Blvd. Newport Beach, CA 92663 Harry Smith 1009 W. Bay Avenue Newport Beach, CA 92663 Robert Goshen 711 Goldenrod Corona del Mar, CA 92625 Patricia Penewell 1831 Beryl Lane Newport Beach, CA Elsie -Adair 209 29th Street Newport Beach, CA Peter Swanberg 150 Iris Avenue Covina, CA 91722 92663 Helen Flanagan 92660 2132 29th Street Newport Beach, CA 92663 Dorothy Morgan Emil Daum1. 5535 Tower Road Emil San Gorgonio Riverside, CA 92506 San Clemente, CA 92672 Harold Kramer Frederick Carroll Bev Benedict Canyon Road 5941 Sierra Bravo Road Beverly Hills, CA 90210 Irvine, CA 92664 Alaris Thomas 212 30th Street I Richard Jensen Street Newport Beach, CA 92663 Newport 227 hBeach, CA 92663, Martha La Jeunesse Donald Rose 3008z W. Balboa Blvd. 6236 Del Rosa Avenue Newport Beach, CA 92660 San Bernardino, CA 92404 Buss Trimbolt Richard Davies 201 30th Street 300 Narcissus Avenue Newport Beach, CA 92663 Corona del Mar, CA 92625 Harold Kramer 218 29th Street Newport Beach, CA Hazel Price 209 30th Street Newport Beach, CA Jean Cowry 213-B 30th Street Newport Beach, CA Vernone Schaupper 92663 2331 Heather Lane Newport Beach, CA Dana Smith 92663 3345, Newport Blvd. Newport Beach, CA Jay Jamieson 92663 215 N. 30th Street Newport Beach, CA 92660 92663 David Hammon 1400 Frances'Avenue Fullerton, CA 92631 Austin Campbell 1401 W. Bay Avenue Newport Beach, CA 92663 Wagstar Enterprises Inc. P. 0. Box 3491 Anaheim, CA 92803 Ann Fenton 264 Brentwood Avenue Costa Mesa, CA 92626 P. Marshall 214 N. 30th Street 92663 Newport Beach, CA 92663 M.-A. Tortomasi� 1914 Court Street Newport Beach, CA 92663 William P. Webb 914 W. Lincoln Avenue Anaheim, CA 92805 Clyde Grotzinger 2506 W. Ocean Front Newport Beach, CA 92660 Terry Ralston 2176 Rusal Lane Costa Mesa, CA 92627 Carl Ackerman 870 Laguna Road Fullerton, CA 92632 Elmer Patterson 1912 Court Street Newport Beach, CA Eileen Rapp 3914 Channel Place Newport Beach, CA Phillip Solomon 107 21st Place Newport Beach, CA 92663 92660 92663 Joseph Brancato 16438 S. Bellflower Bellflower, CA 90706 Haldis S. Hertoz c/o Alley West 2106 W. Ocean Front Newport Beach, CA 92660 Helane Joy 2025 W. Balboa Blvd. Newport Beach, CA 92660 i Velma White 357 Catalina Drive ` Newport Beach, CA 92660 Arthur Stahlheber 844 Valencia Drive Colton, CA 92334 I Mike Ali 1718 Paloma Drive Newport Beach, CA ,I Marian Smith 204 Kings Place Newport Beach, CA 92660 92663 Richard Kasper 2102 N. 30th Street Newport Beach, CA 92663! Harold Price 209 N. 30th Street Newport Beach, CA 92663 Henry Johnson 2202-C W. Ocean Front Newport Beach, CA 92660 Harold Renz 206-C Knepp Fullerton, CA 92632 Howard Fisher ' A John Shea 2214 W. Ocean Front 1913 Court Street ' Newport Beach, CA 9266 Newport Beach, CA 92663 Bruce Paulson I Thomas Manning 23440 Ridgeline Road ) t 2212 W. Newport Ocean Beach, Front. CA 92660 Diamond Bar, CA 91765 Ora Jean Racker 2014 W. Ocean Front Newport Beach, CA 92660 Uucuis De Vitta 842 Lynhaven Lane La Canada, CA- 91011 Richard Wendt j Arnold Naegeli 351 Hospital Rd. #413 2206 W. Ocean Front Newport Beach, CA 92663 Newport Beach, CA 92660 Francis Upsini Ben Reddick 1803 Hummingbird Drive P. 0. Box 1084 Costa Mesa, CA 92626 Paso Robles, CA 93446 John Vanian 1925 Lanai Drive Costa Mesa, CA 92626 Melinda Mitchell 1912 Court Street Newport Beach, CA Phillip Rappp 635 Baker St. #C-205 Costa.Mesa, CA. 92626 •E. Parfinsky 2004 Court Street Newport Beach, CA 92663 92663 s John Collins 1140 Singing Wood Drive Arcadia, CA 91006 Leon Glaser 17303 Pioneer Blvd Artesia, CA 90701 Frank Vairo 9363 Wilshire Blvd. Beverly Hills, CA 90210 Audre Schiff 1746 Tradewind Lane Newport Beach, CA 92660 Joseph Philbrick 1823-B W. Bay Avenue Newport Beach, CA 92660 Clifford Alpaugh 2470 Las. Lunas Drive Pasadena, CA 91107 Anthony Bartell 181 Pine Street Orange-, CA. 92667 Freda Hine P. 0. Box 817 Borrengo Springs, CA 9200.4. Florence Tortomasi - 24891 Costeau Street Laguna Hills, CA 92653 Jack Pilkinton 507 Grclton Drive Burbank, CA 91504 ,William Holcomb 5.375 Kendall Street 5 Riverside, CA 92506 Agnes Falvey 111 19th Street Newport Beach, CA 92660 Mark Hedbergg 2042 N. 30th Street Newport Beach, CA 92663 • Joan Jacobs 825 W. Bay,Avenue Balboa, CA 92661 i Georgia Maloof i"372 18th Street San Bernardino, CA 92402 Charles Albright 3d 207 N. 30th Street Newport Beach,,CA 9266.3 .I Gary Nesenson Robert Hill `" 202 N. 30th'Street 19182 W. Ocean Front Newport Beach, CA 92663 Newport Beach,,CA 92660 Asa Bandy 10244 Woodruff Avenue Downey, CA 90241 'i Cora Waldrip 856 S. Sunset Avenue W. Covina, CA 91790 I i� Marggaret Fisher 1913 Court Street 1 Newport Beach, CA 92660 i Clarence Carlson 1545 Cerritis Avenue Anaheim, CA 92802 Howard Petersen 1412 Nottingham -Road Newport Beach, CA 92660 j� Martha Strolsee I 212 29th Street Newport Beach, CA 92663 Queen of Angels Hosppital 155 N. Occidential ¢lvd. Los Angeles, CA 90026 Dorothy McKenna 1924 Ocean Front Newport Beach, CA 92660 Gerald Zatlin 18322 Churchill Lane Villa Park, CA 92667 Clyde Payne Payne Ranth Rd. Route 1 P. 0. Box 219 Corona, CA. 91720 Ralph Rigaub 109 19th Street Newport Beach, CA' 92663 Lewis Fannon 1912 W. Ocean Newport Beach, Front CA 92660 Thomas Grant 789 N. Glassell Orange, CA 9266.7 Ronald Carr 13562 Farmington Road Tustin, CA 92680 John Pitts 1811 Skyline Way Fullerton, CA 92631 Ralph Bruno • Steve Morrill c/o Woody's Wharf Bonnie Evans 318 Coronado 5tr.e•et 2318 W. Newport Blvd. 223 19th Street Balboa, CA 926.61 P t Newport Beach, CA 92663 Newport Beach, CA 92660 Charles Callison 2819 N. Newport Blvd. Newport Beach, CA 92663 Robert Rubian 2200 Newport Boulevard Newport Beach, CA 92660 Woodrow Payne 2318 W. Newport Blvd. Newport Beach, CA 92660 Raymond Daniger 265 Morning Canyon Road Corona del Mar, CA 92625 Dussin Investment Co. 408 S. W. 2nd Avenue Portland, Oregon 97204 Donald Spitz 240 S. Garfield Ave. Monterey Park, CA 91754 Thomas Hyans 5522 Camino Cerraluo Santa Barbara, CA 93111 Angela Plou 214 N. Grand ,Anaheim, CA 92801 Michael Potoma 1305 Antigua Way i, Charles Hollenbeck Newport Beach, CA 92660 218 20th Street Newport Beach. CA The Factor yy 425 N. 30th Street Newport Beach, GA 92663 Admes Taylor 207 Via Mentone Newport Beach, CA 926.63 92663 JJAK Corp. 500 Tustin Avenue Newport Beach, CA 92663 John Westrem 926 W. Ocean Front Newport Beach, CA 92661 Richard Barrett Robert Stewart 222 20th Street 2627 Newport Blvd. Newport Beach, CA 92663 Newport Beach, CA 92660 Carl Johnson Robert Roubian 215 Milford Road 213. 20th Newport Street Beach, CA 92663 Corona del Mar, CA 92625 Donald Huebner Voge Inc. 7601 Crenshaw Blvd. 250 E. 16th Street Los Angeles, CA 90043 Costa Mesa, CA 92627, Morris Cusick Robert Hollingsworth 229 19th Street 1115 W. Balboa, 'Bay Avenue CA 92661 Newport Beach, CA 92660 Dorothy Carlton Dory or by William 1625 W. Hoffman Balboa Blvd. Street Newport Beach, CA 92660 Newport Beach, CA '92663 Marian Brown 221 19th Street Newport Beach, CA 92663 William Vander Werff 11322 Skyline Dr. Santa Ana, CA 92705 Charles Phillips 2825 Newport Blvd. Jewport Beach, CA 92660 Barbara Bolton 208-1/2 20th Street Newport Beach, CA 92663 Betty Stanley c/o Harbor Glass 222 21st Street Newport Beach, CA 92663 Mc Ame"r 1 ' 109 23rd Street Apt. 4 erry Ralston Newport Beach, CA 92663 110 22nd Street Mr. James Wilson 30th Street Architect 425 30th Street Newport Beach, CA 92 l Newport Beach, CA I s ;I A-1 House Cleaners 663 1161-, 22nd Street Newport Beach, CA William J. Schaffer 119 23rd Street Newport Beach, CA 92663 Marine Propeller Service 415 N. 30th Street (Newport Beach, CA 92663 Shannon Russell 1162 22nd St. Apt. Newport Beach, CA Mr. Donald Buttle 326 Buena Vista Balboa, CA 92661 92663 92663 2 92663 •Yotti 0. Steven 2009 W. Balboa Blvd. Newport Beach, CA 92663 i, Islanders Beach Fashions Pete M. Ocean Front 123 23rd Street 2206z W. O Newport Beach, CA 92663, Newport Beach, CA 92660 ' .,Frank and Jean Skinner Harbor Blue Print 2.912 LaFayette 125 23rd Street Newport Beach, CA 92660 Newport Beach, CA 92663 Candies Fortune Donald Weiler 103 N. 21st Street 22062 W. Ocean Front Newport Beach, CA 92663 ' Newport Beach, CA 92660 I Hurray for Hair I'; John Anderson 105 21st Street 1917 W. Balboa Blvd. Newport Beach, CA 92663 Newport Beach, CA 92663 Id�Nst e t e , C 2 Va Carole Rahman 19172 W. Balboa Newport Beach, Blvd. CA 92663 d Carol -Shea 2202-A New ort W. Ocean Front Beach CA 92660 Jones Realty Inc. 2001 W. Balboa Newport Beach, Blvd. CA 92663 p Carl Luna 2210.Nisson W. Ocean Front 22062 W. Ocean Front Newport Beach, CA 92660 i Newport Beach, CA 9266.0 9 G. K. Porst 108 24th Street Newport Beach, CA 92663 1 Marian Smith 2025 W. Balboa Blvd. Newport Beach, CA 92663 Paul Simpson 2117 W. Balboa Blvd. Newport Beach, CA 92663 Bamboo Dry Cleaners 2119 W. Balboa Blvd. Newport Beach, CA 92663 Original Pizza 2121 W. Balboa Blvd. i Newport Beach, CA 92663 B. Manning 2212 W. Ocean Front Newport Beach, CA 92660 Al Forgit Hardware Co. 2205 W. Balboa Blvd. Newport Beach, CA 92663 The Bazar. 2209 W. Balboa Blvd. Newport Beach, CA. 92663 William Van Scoyoc 2209 W. Balboa Blvd. Newport Beach, CA 92663 Michael Crawford 2210z W. Ocean Front Newport Beach, CA 92660 Arthur Bandy 201 28th Street Newport Beach, CA 92663 Mr. Raymond Smith 110 McFadden Place Newport Beach, CA 92663 Bruce Hird 2052 28th Street Newport Beach, CA 'ftysid'e Fish Market 2800 Newport Blvd. 6 Arthur Adair Newport Beach, CA 9.266 209 29th Street Newport Beach, CA 92663 Muriel Henstreet I Kenneth Carlson 116 24th Street ; 210 29th Street Newport Beach, CA 92663 Newport Beach, CA 92663 r Pam Miller Dale Miller 203 29th St. Apt.A 2102 29th Street Newport Beach, CA 92663 Newport Beach, CA 92663 Harry McGill 203 29th St. Apt.B 92663 Newport -Beach, CA Mr. Don Adkinson ;I 550 Newport Center Drive Dave Lee Suite 434 I. 204 29th Street Newport Beach, CA 92660• Newport Beach, CA George Moody Lura Le Noue 2072 28th Street 204 29th Street Newport Beach; CA 92663 Newport Beach, CA Katherine Pecaut 211 29th Street 92663 Newport Beach, CA 92663 92663 F. J. Navarro j Holly Coar 211 28th Street 2042 29th Street Newport Beach, CA 92663 Newport Beach, CA .92663 Tom Reeser W. R. Roode 213 28th Street 1910-1/2 Court Street Newport Beach, CA 92663 Newport Beach, CA 92663 T. Cruz 215 28th Street Dave Koch Newport Beach, CA 92663 205 29th St. Apt.B Newport Beach, CA 92663 Mr. John Brandlin, Jr. 2222 Tishman Westwood 10960 Wilshire Blvd. Los Angeles, CA 9QO24 A. K. Spacles 200 29th Street Newport Beach, CA 92663 Mike Johnson 206 29th Street Newport Beach, CA 92663 Phillippe Stoner Ashwill-Burke & Co. 17910 Skypark Circle Suite 101 Irvine, CA 92714 Barbara Swanberg 2112 29th Street Newport Beach,.CA K. E. Strolsee 212 29th Street Newport Beach, CA i Mike DeDanctis 213 29th Street Newport Beach, CA 92663 92663 1 92663 92663 W. R. Roode 7387 Dumosa Yuca Valley, CA 92284 Scotty's Quick Frozen Bai 418 N. 30th Street Newport Beach, CA• 92663 Minnie Hale 118 24th Street Newport Beach; CA 92663 1 Dwight Jackson 216 29th Street Newport Beach, CA 92663 Phil Norton F • M. Sherman •, 1904 W. Ocean Front 20082 W. Ocean Front Newport Beach, CA 92663 Newport Beach, CA 92660 I Hadley's Char -Burger :I Steven W. J. McNicholos1908 Ocean Front 2010 W. Ocean Front Newport Newp Beach, CA 92663 Newport _ p Beach, CA 92660 Joseph Maloof Ora Racher 1910 W. Ocean.Front 2014 W. Ocean Front Newport Beach, CA 92660 Newport Beach, CA 92660 Lewic Fannon 19122 W. Ocean Front Newport Beach, CA 92660 George Miller 1914 W. Ocean Front Newport Beach, CA 92660 Stephen Lord 1 22142 W. Ocean Front Newport Beach, CA 92660 Il Jackie Hill Co. 19182 W. Ocean Front Newport Beach, CA 92660 Ocean Front Hotel I' 2306 W. Ocean Front Newport Beach, CA 92660 Phil's Snacks & Things 23062 W. Ocean Front - Newport Beach, CA 92660 Gary Pederson 2306-11 W. Ocean Front Newport Beach, CA 92660 Jane D'Alcome 2016 W. Ocean Front Newport Beach, CA 92660 The Dorymen 2100 W. Ocean Front Newport Beach, CA, 92660 Little Big Photo Posters 2102 W. Ocean Front Newport Beach, CA 92660 Henry's Grocery 2112 W. Ocean Front Newport Beach, CA 92660 J. E. Mathews, 2112-1 W. Ocean Front Newport Beach, CA 92660 i i, James Watkins i� : Alley West Restaurant 2106 W. Ocean Front Newport Beach, CA 92660 i Rue 21 2108•W. Ocean Front Newport Beach, CA 92660 Far Out Imports 21082 W. Ocean Front Newport Beach, CA 92660 Perry's Pizza 21082 W. Ocean Front Newport Beach, CA 92660 2114r W. Ocean Front Newport Beach,'CA 92660 Turquoise Chief 2114 W. Ocean Front Newport Beach, CA 9266.0 Roy Burnham 21142•W• Ocean Front Newport Beach, CA 92660 Dudley Howard 21142 W. Ocean'Front Newport Beach, CA 92660 Peer Records 2306 W. Ocean Front. Newport Beach, CA 92660 Hanks Ocean Front Cafe 2300 W. Ocean Front Newport Beach, CA 92660 The Beach Ball 2116 W. Ocean Front Newport Beach, CA' 92660 Second Glance 2122 W. Ocean Front Newport Beach, CA .92660 i' Mr. Don Adkinson Pappes A Trevor Hendershot j Newport Financial Plaza 2008 W. Ocean Front 2308 W. Ocean Front I Suite 434 Newport Beach., CA 92660 Newport Beach, CA 92660 , 55.0 Newport Center Drive tj • Newport Beach, CA 92660 E.`'6. Chauvin '' Marine Electronics Bravo Taco 3115 Villa Way #0411 N. 31st Street 2900 Newport Blvd. Newport Beach, CA 92663 Newport Beach, CA 9.2.66.3 Newport Bea,.ch, CA 92.6"63 i Delano Frozen Foods Bernique Inc. IPatti Karger Law Office 2800 LaFayette 2901 LaFayette Avenue �505 N. 30th Street Newport Beach, CA 92663 Newport Beach, CA 92663 !i.Newport Beach, CA 92663 Gillis & Derby Marine Occupant Di kmaLt,,' Construction We9 W vd 2806 LaFayette eeeNewportwBeachort BlCA 92663 Newport Beach, CA 92663 Howard Dennis C-. WRt. Lapworth Naval n erP Re o nt Marine Engine Works FUIO a yt v n 663 Arch. :505 N. 30th Street 2808 LaFayette e Suite 207 Newport Beach, CA 92663 Newport Beach, CA 92663 Marine Devices Inc., 2809 LaFayette Avenue Newport Beach, CA 92663 Dan Levin 2811•Lafayette Avenue Newport Beach, CA 92663 Southern Comfort Beauty Salon 2815 LaFayette Avenue - Newport Beach, CA 92663 Transcon Sails Inc. 2816 LaFayette Avenue Newport Beach, CA 92663 (Cornucopia Antiques 1,409 N. 31st Street Newport Beach, CA Zino's Pizza 3112 Newport Blvd. Newport Beach, CA Mr. John F. Cline 2820 Newport Blvd. 92663 Newport Beach, CA 92663 Davidson Realty 3116 Newport Blvd. Newport Beach, CA 92663 Pieloon's 3110 Newport Boulevard Newport Beach, CA 92663 Dot Callison 2820 Newport Blvd. Newport Beach, CA iContinental Co. 505 N. 30th Street 'Suite 210 'Newport Beach,, CA 92663 92663 John Barry & Associates I Harvey Farrel 3020 Newport Blvd. 2818 Newport Blvd. Newport Beach, CA 92663 Newport Beach, CA 92663 Saint-Tropez Restaurant Miles Rainwater 3012 Newport Boulevard 2814 Newport Blvd. 92663 Newport Beach, CA 92663 Newport Beach, CA •92663 Intrigue Boutique 2817 LaFayette Avenue Newport Beach, CA 92663 German Auto Works 3000 Newport Blvd. Newport Beach, CA 92663 Delaney's Fish & Oyster Col 2810 Newport Blvd. Newport Beach, CA 92663 Schock Boat Hardware Galloways '( Snug Harbor 2900 LaFayette Avenue 410 N. 31st Street 1 517 N. 30th Street Newport Beach, CA 92663 Newport Beach, CA 92663 ( Newport Beach, CA 92663