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HomeMy WebLinkAboutGPAC_2004_06_21G PAC 2004 06 21 U • pQR CITY OF NEWPORT BEACH u GENERAL PLAN ADVISORY COMMITTEE Q�<1FOAN,P AGENDA June 21, 2004 7:00-9:00 p.m. OASIS Senior Center 5th and Marguerite 7:00 I. Call to Order 7:05 II. Approval of Minutes June 7, 2004 7:15 III. Subcommittee Discussions Banning Ranch Airport Business Area Corona del Mar West Newport Residential 8:45 IV. Discussion of Future Agenda Items 7ULY 121h MEETING LOCATION: OASIS SENIOR CENTER Sth & Marguerite Avenue 8:50 V. Public Comments • n U CITY OF NEWPORT BEACH GENERAL PLAN ADVISORY COMMITTEE Minutes of the General Plan Advisory Committee Meeting held on Monday, June 7, 2004, at the OASIS Senior Center. Members Present: Roger Alford Ronald Baers Phillip Bettencourt Carol Boice Elizabeth Bonn Karlene Bradley Gus Chabre John Corrough Grace Dove Nancy Gardner Louise Greeley Bob Hendrickson Kim Jansma Phillip Lugar Marie Marston Charles Remley Members Not Assigned to Subcommittees: Patrick Bartolic Lila Crespin Members Absent: Laura Dietz Tom Hyans (sick leave) Barbara Johnson Staff Present: Florence Felton Mike Ishikawa Bill Kelly Donald Krotee Lucille Kuehn Sharon Wood, Assistant City Manager Tamara Campbell, Senior Planner Dan Trimble, Program Manager Debbie Lektorich, Executive Assistant Woodie Tescher, EIP Consultant Harriet Ross, EIP Planner Members of the Public Present: Laura Curran Jeffrey Lambert Carol Martin James Orstad Gordon Vanderslice Terry Welsh Larry Root John Saunders Hall Seely Ed Siebel Jan Vandersloot Tom Webber Ron Yeo Raymond Zartler Mike Johnson Barbara Lyon Catherine O'Hara Carl Ossipoff Donna Whyte Sharon Wright 3 I. Call to Order • Phillip Lugar called the meeting to order. II. Approval of Minutes The minutes of the May 2e meeting were approved as submitted. III. Reconsideration of Action Taken at May loth Meeting Jan Vandersloot stated he did not think a vote of the full committee was taken regarding the deletion of Community Character Principle #6; he made a motion to add the principle back in. After a vote the motion passed. IV. Subcommittee Discussions Committee members broke into subcommittees discussing land use options for the Balboa Peninsula, Banning Ranch and the Airport Business Area. Staff was assigned to each table to provide assistance if needed. V. Discussion of Future Agenda Items Mr. Lugar announced the next meeting will again be held at the OASIS Senior Center. Ron Yeo asked that members of the Corona del Mar subcommittee interested in hearing • from the CdM Business Improvement District contact him; the meeting is scheduled next week. n LJ VI. Public Comments James Orstad addressed the group indicating he has it years of historical documents regarding Banning Ranch. He has a master book available if requested. He added that developers may find hazard mitigation costly. Terry Welsh addressed the group as a member of the Banning Ranch Park & Preserve Task Force. He shared an exhibit showing the group's vision of the Banning Ranch area. Laura Curran commented on some of the ideas discussed by the Banning Ranch Subcommittee. 2 City of Newport Beach General Plan FORMULATION r GPAC Review • June 21, 2004 EIP Associates Urban Crossroads, Inc. Applied Development Economics Introduction Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will initiate its discussion and deliberations to determine the appropriate designations for land use throughout the City. The first step will be the identification of possible land use alternatives for the 12 subareas that have been selected by the General Plan Update Committee (GPUC). Following identification, the consultant team will evaluate the comparative traffic, fiscal, and environmental impacts of these options. These Geographic Subarea Discussion Papers are intended to serve as a framework for the • GPAC's discussion in defining the land use alternatives for each of the following geographic subareas within Newport Beach: Banning Ranch, Airport Business Area, Lido Marina Village/Civic Center, Balboa Village, Cannery Village/McFadden Square, Corona del Mar, West Newport Coast Highway Corridor, West Newport Residential, Mariner's Mile, West Newport Industrial, Newport Center/ Fashion Island, and Old Newport Boulevard. It is understood that these encompass areas in which change is likely and/or policy intervention is necessary. Other areas of the City will be addressed by "global" policies that will be subsequently defined during the planning process. These papers present an overview of existing conditions, as well as a summary of key planning issues/findings affecting each subarea's land uses, as identified through the Visioning Process and the analyses in the Technical Background Report, and raised by City staff. Guiding Principles that pertain to or affect land use development of the subarea are also provided. Lastly, initial land use options for each subarea are identified for GPAC to consider, and to stimulate their identification of additional land use alternatives. The impact analyses will be presented to and reviewed with the GPAC and at workshops designed for input from the general public in September. Based on the input received, a Preferred Land Use Plan will be selected in October. Description of Corona del Mar The Corona del Mar planning area is located along Pacific Coast Highway from Avocado Avenue to Hazel Drive. Figure 6-1 shows the regional location of the Corona del Mar area. Commercial land uses front Coast Highway with residential land uses directly to the east and west of the commercial uses. This area is primarily commercial (78.6 percent), with a mix of • neighborhood -serving commercial (approximately 10.0 percent) and specialty shops (6.0 1 percent). Figure 6.1 shows the regional setting for the area. Primary retail uses include restaurants (more than 8.0 percent), home furnishings, and other specialty shops ranging from apparel to architectural design services. Many commercial uses (about 40.2 percent of the area) are located in multi -tenant buildings with retail on the first floor of buildings and professional services located on the second floor. While there were a few commercial vacancies at the time of the land use survey, the most prominent was that of the Port Theatre located at the corner of Coast Highway and Heliotrope. Sherman Library and Gardens (about 9.0 percent of the area) is a private facility and research library open to the public. There is an assisted -living residential complex representing 7.4 percent of land uses in the area. Corona del Mar is pedestrian -oriented with a dense mix of commercial uses, streetscape amenities, street medians, and a limited number of signalized crosswalks. The Corona del Mar Business Improvement District (BID) was established in 1996 to enhance the shopping district of Corona del Mar to create an exciting, pedestrian and resident friendly experience. In 1999, the BID developed the "Vision 2004" Plan to implement community improvements for Corona del Mar. The plan envisions the creation of a linear park -like environment along Coast Highway from Avocado Street to Seaward Drive. The plan also calls for sidewalk landscaping, street furniture, street lighting fixtures, pedestrian activated crosswalks, parking lanes and various other improvements. A Specific Plan has also been contemplated for this area, but one has not been developed. • Regional Location of Corona del Mar 9 Specialty retail in Corona del Mar Corona del Mar Issues Multi -tenant commercial uses The following issues were identified for the Corona del Mar area in the Visioning Process, findings of the Technical Background Report (TBR), and input by staff. VISIONING PROCESS 1. The business community and residents have expressed a desire to improve or enhance Corona del Mar's village character through installation of streetscape amenities or other improvements. • 2. Traffic in Corona del Mar should be decreased and the role of automobiles should be de- emphasized on Coast Highway; enhanced accessibility for other modes (e.g. pedestrian access) should be provided. 3. Pedestrian access is vital to encouraging alternative travel modes. 4. Protection of Corona del Mar as one of the City's historic villages should be addressed to preserve its unique character. The City may address these issues by limiting the permitted uses, establishing design guidelines, and establishing a design review process. TECHNICAL BACKGROUND REPORT 1. Programs have been developed for the improvement of several community areas, including the Corona del Mar Vision 2004 Plan. 2. The existing General Plan identifies Corona del Mar as a Specific Plan area. 3. Traffic congestion on Pacific Coast Highway may conflict with the intended pedestrian nature of the Corona del Mar area. 4. Parking deficiencies present conflicts with adjacent residential neighborhoods as customers encroach upon street parking in the adjoining residential area. 5. Corona del Mar has the broadest base of local -serving retailers among the City's coastal commercial areas. 6. Some older residential areas (e.g., Corona del Mar) have been developed with two housing units built on three legal lots. Legally, these homes could be demolished and replaced with housing built on each legal lot of record, increasing overall development densities. • 7. Corona del Mar contains dense development with older structures that may not contain fire -rated building materials or be fitted with fire sprinklers, some of which are near wildland fire hazard areas. Thus, these areas may present a high -fire hazard, and be subject to rehabilitation and/or additional regulations that increase fire -resistance in these areas. 8. Areas of Crystal Cove State Beach and Corona del Mar have been designated a Marine Life Refuge and an Area of Special Biological Significance. CITYSTAFF 1. Generally, commercial uses are located on shallow parcels that directly abut residential uses in Corona del Mar, which may then be subjected to impacts associated with noise, hours of operation, nuisance odors, and smoke. 2. Many commercial parcels do not provide code -required parking and parking is not well distributed throughout the area. 3. Visibility of and access to public parking areas are limited. 4. Commercial uses area vital and strong component in Corona del Mar that contribute to a sense of community. 5. Corona del Mar has often served as an incubator for businesses that grow and move on to Fashion Island. 6. Current commercial building scale is complimentary to residential uses and generally • establishes good street presence. 7. Buildings are continually maintained and upgraded, there is a pride in physical • appearance. 8. The entire length of Corona del Mar may be too long to support a continuous vital pedestrian -district. 9. Pedestrian crossing of Coast Highway is impacted by its heavy traffic volumes and congestion and limited signalized crossings. Guiding Principles The following guiding principles from the Economic Development, Community Character, Workforce and Special Needs Housing, Mobility Discussion and Environmental Conservation, Papers are pertinent to land use development within the Corona del Mar area. (Note: numbers correspond to listing in Guiding Principles document.) ECONOMICDEVELOPMENT 1. General Plan policies will maintain the City's positive fiscal balance. 5. General Plan policies will support City efforts to optimize retail sales capture in the community. 6. The quantity of land designated for commercial use and the development standards that regulate such uses shall reflect the market support that can reasonably be anticipated during the General Plan time horizon. 13 • 7. General Plan policies will facilitate the development and retention of a variety of business types that strengthen the vitality of the local economy. 8. Additional development entitlement needs to demonstrate significant fiscal, economic or other community benefit. 9. General Plan policies will protect the high value of residential property. 10. General Plan policies shall prepare the City to capitalize on market and demographic changes and opportunities that emerge in key economic centers of the community. COMMUNITY CHARACTER 2. Maintain and enhance the beneficial and unique character of the different neighborhoods and business districts that together identify Newport Beach. 3. Future development shall consider the scale, urban form, design, character and quality of the community. 5. Preserve the community's heritage. WORKFORCE AND SPECIAL NEEDS HOUSING 5. General Plan policies shall protect the high value of residential property. MOBILITY 1. Establish General Plan land uses and density/intensity limits that will have less impact on . peak hour traffic. be included in the land but such traffic 3. Regional traffic will analysis of use alternatives, should not be the sole reason for rejecting a land use alternative that would have net benefits to Newport Beach. 4. In selecting land use and circulation system alternatives, weight will be given to traffic congestion that is ongoing as well as to congestion that is limited to a few hours of the day or a few months of the year. 5. The community will accept additional congestion when it chooses to maintain the current urban form/community character by limiting roadway widening or other circulation system improvements. 7. Improve parking supply and use of existing resources, and reduce congestion in tourist areas. 10. Plan the arterial roadway system to accommodate projected traffic at a level of service acceptable to the community while minimizing neighborhood intrusion. ENVIRONMENTAL CONSERVATION 3. Minimize air quality degradation through land use practices and circulation improvements that reduce reliance on the automobile. 6. Minimize the exposure of people to noise hazards. 7. Minimize intrusion from light sources. 0 Potential Land Use Scenarios for Discussion For Corona del Mar, several preliminary development scenarios have been identified, as discussed below. The land use pattern in Corona del Mar is well established and is not likely to change substantially. The suggestions for this area are to improve function and aesthetics. These improvements are not mutually exclusive and could be implemented in combination with one another and/or with other alternatives developed by GPAC. 1. Streetscape Improvements (Vision 2004 Plan) The Corona del Mar Business Improvement District (CdMBID) developed a plan to identify the future vision and character of Corona del Mar. The plan recommends streetscape beautification and wayfinding improvements for the length of Coast Highway in Corona del Mar. The plan offers suggestions for unifying the village's design theme and creating a more pleasant pedestrian environment with trees and landscaping, and pedestrian amenities such as benches, lighting, and trash receptacles. Wayfinding signage identifying Corona del Mar and directing residents and visitors to the area and to parking locations are also included, along with suggestions for special paving treatments for pedestrian crossings. The recommended improvements include entryway monuments establishing the entrance of the village to welcome residents and visitors. Another component of the plan includes guidelines for commercial signage that are scaled and oriented to pedestrians rather than automobiles. Construction of these improvements would enhance and maintain the beneficial and unique • character of the village, and would preserve the community's heritage in support of Community Character Guiding Principles. As a specialty retail district, streetscape improvements would support Economic Development Guiding Principles to optimize retail sales capture, to develop and retain businesses that strengthen the local economy, and to capitalize on key economic centers of the community. Although City funds might be needed to implement streetscape improvements, the improvements could make businesses more profitable, which would support overall Economic Development Guiding Principles. 2. Pedestrian Oriented District This concept proposes to build on the components of the streetscape improvements. Such improvements could be combined with additional efforts to create a pedestrian environment. A pedestrian oriented district could be created by restricting uses along Coast Hwy to businesses with storefronts that "animate" the district, such as retail and dining establishments. For instance restricting future office uses to second stories would provide greater opportunities for pedestrian - oriented uses at the street level. Design and development standards could also be employed to identify appropriate building mass and scale consistent with existing building heights (one to three story), and prohibit windowless facades and blank building facades. Design and architectural guidelines could recommend building articulation and detailing to enhance the pedestrian observer's experience. To minimize conflicts with neighboring residential uses, performance standards could be set to limit hours of operations for new businesses. Similar to option 1, this concept is consistent with Economic Development and Community Character Principles. It also supports the Community Character Guiding Principle to consider 0 • scale, urban form, design, character and quality of the existing community. Additionally it supports the ED GP to protect the high value of residential property. 3. Parking District Parking deficiencies have been identified in Corona del Mar; only two public parking areas exist, one at Bayside Park and the other at Old School Park. Possible solutions to increase parking supply include identifying specific areas of parking deficiencies and creating a parking overlay zone or a parking district. Parking requirements could be differentiated within a parking overlay zone, allowing reduced parking for businesses that would rely on pooled parking in a central location. This might require the establishment of a parking district where the property owners within the district could be assessed fees to pay for parking. Pooled business parking in a remote structure for longer term visitors to the area in combination with meters for short term parking could address the area's deficiency. Coupled with a pedestrian streetscape this option could provide a more pleasant environment. A district might also benefit from the City's acquisition of strategic lots to develop a parking structure. Shared parking could also be implemented in limited locations such as the Sherman Library parking lot. Parking options support the Economic Development principles to optimize retail sales capture and facilitate development to strengthen the local economy by providing enhanced parking for a retail district that has underserved parking. The option is consistent with the Mobility Guiding Principle to improve the parking supply. The option has the potential to support the Community Character Guiding Principle to maintain and enhance the business district and neighborhoods by • adequately providing parking and diminishing negative effects of customer parking in residential neighborhoods. 4. Neighborhood Traffic Calming Traffic and parking intrusion into residential neighborhoods can be addressed with a neighborhood traffic calming plan. Components of this plan can include limiting through traffic for certain peak hours, establishing permit parking in residential areas with direct access to Coast Hwy, and installation of curb bulb outs to require vehicles to decrease speeds when making turns onto residential streets from Coast Hwy. A neighborhood transportation management program (NTMP), developed in collaboration with affected neighborhoods, could identify appropriate strategies such as speed humps, street narrowing, medians, traffic circles, and on -street parking, in addition to the strategies mentioned previously to create a comprehensive approach to traffic calming in particular. This option supports the Mobility Guiding Principle to minimize neighborhood intrusion. It is consistent with the Community Character Guiding Principle to maintain and enhance the character of neighborhoods. The option also supports the Economic Development and Workforce and Special Needs Housing Guiding Principles to protect the high value of residential property. 0 City of Newport Beach General Plan FORMULATION GPAC REVIEW June 21, 2004 EIP Associates Urban Crossroads, Inc. Applied Development Economics Introduction Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will initiate its discussion and deliberations to determine the appropriate designations for land use throughout the City. The first step will be the identification of possible land use alternatives for the 12 subareas that have been selected by the General Plan Update Committee (GPUC). Following identification, the consultant team will evaluate the comparative traffic, fiscal, and environmental impacts of these options. • These Geographic Subarea Discussion Papers are intended to serve as a framework for the GPAC's discussion in defining the land use alternatives for each of the following geographic subareas within Newport Beach: Banning Ranch, Airport Business Area, Lido Marina Village/Civic Center, Balboa Village, Cannery Village/McFadden Square, Corona del Mar, West Newport Coast Highway Corridor, West Newport Residential, Mariner's Mile, West Newport Industrial, Newport Center/Fashion Island, and Old Newport Boulevard. It is understood that these encompass areas in which change is likely and/or policy intervention is necessary. Other areas of the City will be addressed by "global" policies that will be subsequently defined during the planning process. These papers present an overview of existing conditions, as well as a summary of key planning issues/findings affecting each subarea's land uses, as identified through the Visioning Process and the analyses in the Technical Background Report, and raised by City staff. Guiding Principles that pertain to or affect land use development of the subarea are also provided. Lastly, initial land use options for each subarea are identified for GPAC to consider, and to stimulate their identification of additional land use alternatives. The impact analyses will be presented to and reviewed with the GPAC and at workshops designed for input from the general public in September. Based on the input received, a Preferred Land Use Plan will be selected in October. This document addresses two related subareas, the West Newport Coast Highway Corridor, which is primarily commercial and West Newport Residential, the adjoining residential neighborhoods. The regional location of the two subareas is shown in Figure 7-1. n U • Description of West Newport Coast Highway Corridor West Newport Coast Highway Corridor is located along Coast Hwy, which runs northwest to southeast, from Summit Street to just past 60th Street. This is a primarily commercial area serving the Newport Shores residential neighborhood closest to Banning Ranch, the West Newport Residential neighborhood south of Coast Hwy, and beach visitors. The Corridor consists of commercial uses along the north side of Coast Hwy, at about one block in depth on average. Residential uses are interspersed between commercial uses, with approximately half of those being multi -family residential and half being mobile homes. A portion of the mobile homes are situated along Semeniuk Slough and the Army Corps restored wetlands, while a number of the single-family homes outside the area are also located along the Slough. The Corridor "commercial strip" serves residential neighborhoods as well as beach visitors. Primary commercial uses include community -related retail such as a dry cleaners, liquor store, deli, and grocery. A few hotels and motels are interspersed among the commercial uses. There are also a number of dine -in, family -style restaurants, as well as a handful of fast food establishments. Architectural styles in the area are varied. Newer development includes recently upgraded hotels, while older commercial development appears to have been built in the 1960's to 1980's. The commercial area is mostly highway -oriented, with parking lots fronting many of the commercial uses. Many of these parking lots are of substandard size and configuration due to past widening of West Coast Highway. This area is governed by an adopted Specific Plan, which is intended to • improve the orderly development of the area and provide service commercial uses for nearby residences. Architectural variety in West Newport Coast Description of West Newport Residential The West Newport Residential area is located along Seashore Drive between Coast Hwy and Ocean Front West, which borders the area on the south, beyond which is the beach and includes residences up to Marcus Avenue at the north end. This area consists of a residential neighborhood located along the coast, from Summit Street to 32" d Street. West Newport includes both single-family and multi -family residential uses on the south side of Seashore Drive, and is • about two blocks in depth for its majority. Multi -family homes and duplexes are interspersed 2 • with single-family homes situated on small, compact lots. The housing units are largely occupied by renters; the area's rental rate is 69 percent. There are no sidewalks, or sidewalks on one side of the street, on roadways closest to the beach. 1 COSTA MESA �/w •• t r i �' nv IftViNE j r ti A4C/F/C \ .•` Figure 74 Regional Location of West Newport Coast Highway Corridor & West Newport Residential • Issues The following issues/findings were identified for West Newport Coast Highway Corridor and West Newport Residential areas through the Visioning Process, Technical Background Report (TBR) analyses, and by City staff. VISIONING PROCESS Coast Hiehwav Corridor 1. Areas of the City needing revitalization include Coast Highway Corridor. The City could be proactive in creating a revitalization vision to help guide future private development. TECHNICAL BACKGROUND REPORT Coast Hiehwav Corridor 1. Multiple ownership of individual parcels inhibits the area's cohesive and integrated development. 2. Vehicular access to the commercial areas is poor as southbound access is restricted by the limited number of signalized intersections. 3. Existing commercial lots are small or undersized and some businesses are under- performing. 4. There is a lack of maintenance at the existing mobile home parks. • 5. West Newport Coast Highway Corridor has been identified as a Specific Plan area in the existing land use element, and is included in the Newport Shores Specific Plan. 3 • CITYSTAFF Coast Highway Corridor 1. The commercial areas are characterized by limited parking and poor internal circulation. 2. Multiple ownerships of small lots inhibit commercial success in the area. 3. The current commercial uses are underperforming. The area lacks a mix of quality restaurants and retail uses. The area primarily serves beach goers. 4. Pedestrian circulation is poor due to narrow sidewalks and multiple driveways serving commercial uses on small parcels that interrupt the street frontage. 5. While the mobile home parks and manufactured housing at Flamingo Street provide options for workforce and special needs housing in the community, many of units are characterized by a lack of maintenance. West Newport Residential 1. In general, inadequate parking supply in the area results from the lack of on -site parking for some residential units, the use of garages for uses other than parking (play room, gym, storage, etc.), and demand from beach visitors. 2. A decrease in rentals to college students, particularly University of California, Irvine, may be occurring as a result of increased housing costs. 3. Rental practices have resulted in bootleg units, resulting in an increase in housing density . as the amount of people per house has increased. due lack 4. There is an unattractive appearance of some properties to a of property maintenance by some owners. This is manifested in the placement of trash receptacles in open areas, unenclosed storage in outside areas, lack of landscaping, and parking of vehicles in front yard setbacks and sidewalks. 5. Traffic circulation is poor due to the one-way configuration of Seashore Drive, which splits direction at 46t" Street. River Avenue has limited access from private streets Lido Sands Dr. and Caryl Ct. 6. Pedestrian circulation is poor due to narrow streets and safety is a concern, as people tend to drive fast on streets that share the roadway with a bicycle path and that lack sidewalks on both sides of the street. 7. Drainage along River Avenue is currently inadequate; a drainage assessment district is being considered for the area. 8. Street lighting is considered deficient. • Guiding Principles The following guiding principles are from the Economic Development, Community Character, Environmental Conservation, Workforce and Special Needs Housing, and Mobility Discussion Papers, and are pertinent to land use development within the West Newport Coast Highway Corridor and West Newport Residential Subareas. (Note: the numbers below correspond to the Guiding Principles document). 0 . ECONOMICDEVELOPMENT 1. General Plan policies will maintain the City's positive fiscal balance. 2. General Plan policies will encourage the revitalization of older commercial areas. 3. The General Plan should encourage mixed -use development. 5. The quantity of land designated for commercial use and the development standards that regulate such uses shall reflect the market support that can reasonably be anticipated during the General Plan time horizon. 6. General Plan policies will protect the high value of residential property. 10. The General Plan shall support the careful expansion of visitor -serving businesses and facilities, including hotels and meeting facilities. COMMUNITYCHARACTER 1. Protect and enhance the natural setting that contributes to the character and identity of Newport Beach and the sense of place it provides for its residents and visitors. 2. Maintain and enhance the beneficial and unique character of the different neighborhoods and business districts that together identify Newport Beach. 3. Future development shall consider the scale, urban form, design, character and quality of the community. ENVIRONMENTAL CONSERVATION • 2. Protect and improve water quality within the bay, estuaries, tidelands, and ocean. 3. Minimize air quality degradation through land use practices and circulation improvements that reduce reliance on the automobile. 6. Minimize the exposure of people to noise hazards. 7. Minimize intrusion from light sources. WORKFORCEAND SPECIAL NEEDS HOUSING 1. Promote a balanced residential community, comprised of a variety of housing types, designs, and opportunities for all social and economic segments including very low, low, moderate, and upper income households. 2. Maintain quality residential development through the application of sound planning principles and policies that encourage the preservation, conservation and appropriate redevelopment of the City's housing stock. 3. Consider mixed -use development as a means to create additional housing opportunities. 4. Consider the rezoning of under -performing commercial areas to allow residential or mixed -use development. 5. General Plan policies shall protect the high value of residential property. MOBILITY 2. Consider the potential benefits and costs (housing, social, community character, fiscal • and economic) of land use and circulation system alternatives as part of the process of adopting goals regarding acceptable levels of service for the circulation system. . 3. Regional traffic will be included in the analysis of land use alternatives, but such traffic should not be the sole reason for rejecting a land use alternative that would have net benefits to Newport Beach. 7. Improve parking supply and use of existing resources, and reduce congestion in tourist areas. 10. Plan the arterial roadway system to accommodate projected traffic at a level of service acceptable to the community while minimizing neighborhood intrusion. Potential Land Use Alternatives for Discussion DEVELOPMENT OPTIONS FOR WEST NEWPORT COAST HIGHWAY CORRIDOR The following development options and improvements are suggested for GPAC's consideration for the West Newport Coast Highway Corridor area. These options are not mutually exclusive and could be implemented in combination with one another and/or with other alternatives developed by GPAC. 1 Implementation of Existing Newport Shores Specific Plan This option would encourage residential and commercial uses, enhanced with a landscaped sidewalk along the north portion of Coast Hwy. Under this option a portion of the commercial strip on Coast Hwy would be rezoned to a two-family district and would include a service • commercial area that would provide convenience goods and services to nearby residences. Single-family and two-family residences could be built along the corridor; multi -family residential would be allowed with certain conditions of approval. A variety of commercial uses including auto and marine related retail and sales would be allowed under the Specific Plan. A landscape buffer would be installed along the north side of Coast Hwy. See Figure 7.2 for land uses allowed under this specific plan. • This option potentially supports the Economic Development principles to designate commercial land for uses supported by the market, and to protect the high value of residential property if high quality residential uses are constructed. The specific plan does not address the small lot size issue, which may conflict with Economic Development principles to revitalize older commercial areas. The option potentially supports the Community Character Guiding Principle to consider the character and quality of the community by improving the quality of uses in the area along with the area's physical appearance. However, the range of commercial uses allowed under the specific plan may not be restrictive enough, allowing potentially incompatible uses to be adjacent to one another, i.e., boat sales adjacent to single-family homes; this would conflict with the Community Character Guiding Principle to maintain and enhance the beneficial and unique character of the community. The option is consistent with Workforce and Special Needs Guiding Principles to provide a variety of housing types, and to rezone under -performing commercial uses. 9 Figure 7-2 Newport Shores (Coast Highway Commercial Corridor area) Specific Plan • 2. Rezone Commercial Area for Residential Use This option would allow residential uses to replace commercial uses over time. As some of the commercial uses are currently underperforming and not all properties are properly maintained, this could prompt revitalization of the area, with new, quality construction and if consistent with design standards, better architectural design. In particular, commercial uses might be replaced with lower cost housing. The long-term implication of this option would be a decrease in commercial uses in the area, with the potential that most commercial uses might eventually be completely replaced by residential uses. However, residential uses along this heavily traveled corridor might be subject to noise and pollution impacts from traffic. The option potentially supports the Economic Development Guiding Principles to designate commercial land for uses supported by the market, and to protect the high value of residential property if high quality residential uses are constructed. However, the principle to support retail sales will not be supported by the replacement of commercial uses by residential uses. The option supports the Community Character Guiding Principle to consider the character and quality of the community by improving the quality of uses in the area along with their physical appearance. The option is also consistent with Workforce and Special Needs Guiding Principles to provide a variety of housing types, and to rezone under -performing commercial uses. Unless stringent regulations for insulation from noise sources are set in place, this option could potentially conflict with the Environmental Conservation Guiding Principle to minimize noise . hazard exposure. 7 • 3 Retain Commercial Zoning With Allowance for Residential and Mixed -Use Development This option would seek to maintain the current character of the Corridor while improving certain elements. This option would facilitate lot consolidation to better utilize larger parcels. It would allow the market to determine best uses for the area, allowing for the conversion of under- performing commercial to other more viable uses. Allowed uses would include commercial and residential uses, as well as combinations of the two, as in mixed -use developments. Mixed -use housing with retail on the ground floor might replace under -performing commercial uses and better utilize land currently zoned for commercial uses. Under this option, commercial uses could be restricted to those that are pedestrian oriented and neighborhood serving, resulting in a more village -like character. This differs from the Specific Plan option that allows auto and marine uses, and other non -pedestrian oriented uses. This option supports the Economic Development Guiding Principle to encourage mixed -use development and the revitalization of older commercial areas. This option would be consistent with Workforce and Special Needs Housing Guiding Principles to provide a variety of housing types, rezone under -performing commercial uses and consider mixed -use housing. This option supports the Community Character Guiding Principle to maintain and enhance the beneficial and unique character of the different neighborhoods of Newport Beach. As this option emphasizes maintaining the positive qualities of the existing community, it is consistent with the Community Character Guiding Principle to consider the character and quality of the community by improving the quality of uses in the area along with their physical appearance; it also supports • preserving the community's heritage. Similar to Option Two, this option would require stringent regulations for insulation from noise sources, or otherwise this option could potentially conflict with the Environmental Conservation Guiding Principle to minimize noise hazard exposure. This may be less of an issue with noise to residential units being minimized by their placement above the ground floor. 4. Convert Mobile Home Park to Public Recreation Use Another option that could be considered is to replace the existing Beach and Bay mobile home park with a public park. Public recreation areas in the city are limited on the west side. The existing mobile home park is aged, and is situated in a flood zone, which limits its attractiveness as a site for new housing. This option would require the City to expend funds to relocate existing residents and purchase the land for the public park. This option would support the Community Character Guiding Principle to balance developed lands with adequate recreation areas. The option would conflict with Workforce and Special Needs Housing Guiding Principle to promote a variety of housing types, as existing low-cost housing would be eliminated. This option would also conflict with the Economic Development Guiding Principle to maintain fiscal balance, as it does not identify a source for funding other than the general fund. 5. Streetscape Improvements Streetscape enhancements such as street trees, widened sidewalks, and landscaping could • enhance the physical appearance of the corridor. Entryway monuments or other treatments could 0 be implemented to serve as a welcome and identification to the city's western entrance. This option would support the Community Character Guiding Principle to enhance the unique character of the different neighborhoods that identify Newport Beach. DEVELOPMENT OPTIONS FOR WESTNEWPORTRESIDENTIAL The following options for improvements are suggested for GPAC consideration of the West Newport Residential area. The land use pattern in the West Newport Residential area is well established and is not likely to change substantially. The suggestions for this area are to improve function and aesthetics. These improvements are not mutually exclusive and could be implemented in combination with one another and/or with other alternatives developed by GPAC. 1. Streetscape Improvements Overhead utility lines are planned to be placed underground and will improve the aesthetics of the area. In addition, street trees, sidewalks, and landscaping could enhance the physical appearance of the area. Sidewalks and landscaping improvements may only be applicable on one side of the street in many parts of the area. The addition of bike lanes along both sides of Seashore Drive wouldimprove non -vehicular travel modes. Lighting improvements will also help to improve safety as well as enhance the area's physical attractiveness. Significant costs could be incurred in implementing this option; such costs would conflict with • the Economic Development Guiding Principles to maintain fiscal balance. However, this option would contribute to protecting the high value of residential land in the community. This option would support the Community Character Guiding Principles to enhance the unique character of the different neighborhoods that identify Newport Beach and to consider the design, character and quality of the community. 2. Property Maintenance and Code Enforcement Basic property maintenance improvements could be implemented with significant quality of life results. Improved code enforcement of existing violations would ameliorate existing conditions in the area. Elimination of parking in setbacks and on sidewalks, prohibition of unenclosed outdoor storage and general maintenance of outdoor landscaping would improve the physical appearance of the area and enhance the overall character of the neighborhood. This option would support the Community Character Guiding Principles to enhance the unique character of the different neighborhoods that identify Newport Beach and to consider the design, character and quality of the community. This option would contribute to protecting the high value of residential land in the community. 3. Parkine and Circulation Improvements This option identified the purchase of strategic residential lots to provide dedicated parking for residences in the neighborhood. This option would require the City to purchase the land and lease parking spaces to residences. This option also considers street improvements to River Avenue to allow right turn access from River Avenue to Coast Hwy. 8 • 4. Revise Residential Development Standards This suggestion identifies revisions to existing development standards to improve physical conditions in the area. Revisions could include the addition of minimum landscape requirements in front yard setbacks and increasing the minimum parking requirements. It may also be useful to review setback requirements to eliminate parking in front yard setbacks. As the area is very densely populated, it may be prudent to eliminate condominium conversions for duplex units. Additional standards that address the code enforcement and property maintenance issues may be identified. • 10 GENERAL PLAN ADVISORY COMMITTEE Monday, June 21, 2004 Roger Alford (airport) Ronald Baers Patrick Bartolic (cdM) Phillip Bettencourt (Banning) Carol Boice (cdM) Elizabeth Bonn (Banning/W Npt) Karlene Bradley (Banning) Gus Chabre John Corrough Lila Crespin (cdM) Laura Dietz (airport) • Grace Dove Florence Felton (W Npt Res) >� Nancy Gardner Louise Greeley (Banning) ^ Bob Hendrickson Tom Hyans Mike Ishikawa (W Npt Res) �)/44/ Kim Jansma Mike Johnson (W Npt Res) Bill Kelly (W Npt Res) Donald Krotee (Banning) �! Lucille Kuehn (airport/cdM) Philip Lugar �D Barbara Lyon car ck-nrt • Marie Marston (W Npt Res) 1 Catherine O'Hara Carl OSSipoff (Banning) Charles Remley (W Npt Res) Larry Root (airport) John Saunders (airport) Hall Seely (airport) Ed Siebel (airport) Jan Vandersloot (Banning) Tom Webber (CdM) Ron Yeo (CdM) Raymond Zartler (Banning) • �3 v)k- �� 7 _ • GENERAL PLAN ADIRSORY COMMITTEE Monday, June 21, 2004 PUBLIC SIGN -IN NAME ADDRESS/PHONE 11 E-MAIL ADDRESS • CITY OF NEWPORT BEACH GENERAL PLAN ADVISORY COMMITTEE Minutes of the General Plan Advisory Committee Meeting held on Monday, June 21, 2004, at the OASIS Senior Center. Members Present: Roger Alford Ronald Baers Phillip Bettencourt Carol Boice Elizabeth Bonn Lila Crespin Laura Dietz Florence Felton Nancy Gardner Louise Greeley Mike Ishikawa Mike Johnson Bill Kelly Lucille Kuehn Barbara Lyon Marie Marston Catherine O'Hara Carl Ossipoff Members Not Assigned to Subcommittees: Gus Chabre John Corrough Members Absent: Patrick Bartolic Karlene Bradley Staff Present: Grace Dove Bob Hendrickson Tom Hyans (sick leave) Donald Krotee Sharon Wood, Assistant City Manager Patricia Temple, Planning Director Tamara Campbell, Senior Planner George Berger, Program Manager Debbie Lektorich, Executive Assistant Woodie Tescher, EIP Consultant Harriet Ross, EIP Planner Conni Pallini, EIP Planner Members of the Public Present: • Laura Curran Jeffrey Lambert Sharon Dawson Carol Martin Charles Remley Larry Root John Saunders Hall Seely Jan Vandersloot Tom Webber Ron Yeo Kim Jansma Phillip Lugar Ed Siebel Raymond Zartler Bernie Svalstad 0 I. Call to Order Nancy Gardner called the meeting to order. II. Approval of Minutes The minutes of the June 7th meeting were approved as submitted. III. Subcommittee Discussions Committee members broke into subcommittees discussing land use options for Banning Ranch, Airport Business Area, Corona del Mar and West Newport Residential. Staff was assigned to each table to provide assistance if needed. IV. Discussion of Future Agenda Items Next meeting July 26th at the OASIS Senior Center. VI. Public Comments Laura Curran commented on some of the ideas discussed by the Banning Ranch Subcommittee: using the Balboa Bay Club as hotel footprint, consider adding public transit access, and consider neighborhood serving retail. She also stated that she supports the Corona del Mar BID's landscaping plans and asked that they consider using native plants. 2