HomeMy WebLinkAboutGPU-Land Use Element and MapCITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 4
June 22, 2006
TO: PLANNING COMMISSION
FROM: City Manager's Office
Sharon Wood, Assistant City Manager
949 -644 -3222, swood @city.newport- beach.Ca.us
SUBJECT: General Plan Update: Land Use Element and Map
PROPONENT: City of Newport Beach
RECOMMENDATION:
Receive public comments on the Land Use Element and Map of the Draft General Plan;
provide direction to staff, and continue public hearing to July 6, 2006.
DISCUSSION:
The Planning Commission continued their review of the Land Use Element on June 15,
2006, and made recommendations to the City Council regarding the Banning Ranch area.
There were three additional policy areas for discussion: Transfer of Development Rights,
Airport Area and conversion of new hotel rooms in Newport Center to residential. The
Commission made recommendations to City Council in most areas, but requested a
number of adjustments to the Airport Area. Revised language has been prepared for
further consideration at this meeting. The Planning Commission also reviewed the Housing
Element policies. The City Council will consider those recommendations and the ones from
this meeting at their June 27, 2006 hearing.
Areas and Issues for Discussion at this Hearing
At this hearing, staff recommends the Planning Commission consider the land use policies
for the Airport Area, a request from Harbor Day School for an increase in their floor area
ratio, the Land Use Categories (table), and the Land Use Diagram (Map).
Airport Area
In response to issues raised by the Planning Commission, the Airport Area policies
regarding the Residential Villages have been redrafted. The Commission questioned the
Comprehensive Plan requirement for the Koll and Conexant properties, noting that other
General Plan Update
June 22, 2006
Page 2
parties own property within Koll Center Newport, and it might be too much of a challenge
for multiple property owners to develop one plan. The consultant and staff realized that
only buildings and their footprint lots are owned by parties other than Koll and Conexant,
and that these properties are not likely to be developed with residential use in the near
term. An owner who is interested in residential development could join with Koll and
Conexant in the Comprehensive Plan, or amend it in the future. Therefore, we retained
the Comprehensive Plan requirement as drafted, except for placing the Comprehensive
Plan boundary on the regulatory land use map instead of the conceptual diagram.
Another question was whether the densities for overall development and for the first phase
of development were inconsistent. We have clarified that all density requirements for all
phases of development are on average for the development phase, and believe that
Policies 6.15.12, 6.15.13 and 6.15.14 are now consistent with one another.. The policy
revisions are in Attachment 1.
Harbor Day School
The City Council received a letter from Harbor Day School on June 13, 2006, requesting
consideration of an increase in the permitted floor area ratio from 0.3 to 0.35. Both the
existing and proposed General Plan allow 0.3 FAR for this property. The existing 0.3 FAR
was established at the time of construction of the gymnasium on the school's campus. The
letter indicates that, while there is no intent to increase the number of students, the long-
term needs of the school require the addition of enhanced educational facilities such as
library facilities, studios and laboratories. Staff does not expect this change to significantly
increase the amount of traffic the facility would generate. If the request is supported by the
Planning Commission, staff should be directed to change the proposed land use for this
property to PI -0.35.
Staff would like the Planning Commission to be aware that I adjustments to the land use
plan, even if they are as small as the one requested by Harbor Day School, have to be
included in the Charter Section 423 analysis. In -house staff has been spending a
considerable amount of time on this analysis, and Urban Crossroads needs to finish the
peak hour trip analysis, so that the City Council can discuss and decide on ballot
language. While staff certainly understands that the public hearings are still open, and the
Commission and Council should continue to listen to the public and entertain requests for
changes, we want to emphasize that additional changes to the plan should only be made
only if deemed absolutely necessary.
Land Use Categories Table and Map
The goal of the draft land use map is to portray the allowed land use intensities and
densities graphically as much as possible and create a planning tool that is useable to both
City staff and the public.
The Land Use Map and accompanying Land Use Categories table have been devised to
depict both graphically and descriptively the land uses recommended by the City Council
up to this point. The City's vast array of distinctive neighborhoods, villages, commercial
General Plan Update
June 22, 2006
Page 3
districts and newly proposed mixed -use areas has created many special circumstances.
The consequence is the need for a multitudd of land use categories that accurately state
the regulations recommended by the City Council. For example, though both the Corona
del Mar commercial area and Fashion Island are dominated by retail and service
commercial uses, they are very different functionally and in their scale, design and
character. Similar differences in scale and character can be found in residential, office and
mixed -use areas. In order to better illustrate the designations, the map has been broken
down into twelve 11 x 17 area maps. The draft plan also includes the Anomaly Table (A2
in the draft, although staff recommends it be moved to the body of the Land Use Element)
which is necessary given the large number of site specific densities or square footage
limitations.
Residential Designations
The residential designations have been revised from the original density categories,
traditionally used in general plans, to a system that maintains the status quo for those
areas not specifically identified for change by the City Council. In order to achieve this, a
policy similar to one that applies to the majority of the residential districts in the existing
general plan will be added that prohibits subdivisions resulting in additional dwelling units.
As their names imply, Single Unit designations will allow one unit and Two Unit
designations will allow two units. Multiple Unit designations will allow either a specific
density or a specified number of units. The density or dwelling unit cap will be indicated
directly on the map.
Commercial Designations
The commercial designations have also been revised to accurately depict the land use
recommendations made by the City Council. As a consequence of the multitude of square
footage adjustments and the sheer number of site specific floor area ratio or square
footage limits, the revised map indicates both the land use designation and the FAR
directly on the map unless the FAR of a particular property adequately fits into a category's
specified maximum. Commercial properties with square footage limitations have generally
been added to the Anomaly Table and have been identified on the map with a circled
number.
Mixed -Use Designations
The large number of mixed -use designations is another result of the special circumstances
that each of the mixed -use areas present and the unique geography and policy
considerations for each area. For clarity, the Mixed Use categories have been broken up
into Vertical, Horizontal and Water Related categories. Staff believes this will make the
type of category clear immediately and make it easier to use the plan.
General Plan Update
June 22, 2006
Page 4
Public, Semi - Public, and Institutional
Like the Commercial designation, any specific FAR's will either be depicted on the map or
in some cases be included in the Anomaly Table. The revised table includes those
changes made to the Public Facilities (PI) and Parks and Recreation (PR) categories.
Map and Tables
Please refer to Attachment 3 for information of the use of the map and table.
Although work on the map continues, we have attached two 11 x1 7 areas so the Planning
Commission can review the structure and function of the system.
Public Notice:
Notice of this public hearing, and subsequent public hearings on the General Plan update
and EIR, was provided by a quarter page display advertisement in the Daily Pilot on June
17, 2006. Government Code Section 65091 provides that, when the number of property
owners to whom notice would be required to be mailed is greater than 1,000 (which is the
case with a comprehensive General Plan update), notice may be provided by placing a
one - eighth page advertisement in the local newspaper.
Submitted by:
Sharon Wood
Assistant City Manager
Prepared by:
Gregg Ramirez
Senior Planner
Attachments:
Prepared by:
CIA
Patricia Temple
Planning Director
1. Memo from EIP Associates on Airport Area Policies
2. Letter from Harbor Day School
3. Land Use Categories and Table
4. Land Use Map
MEMORANDUM
Date June 17, 2006
To City of Newport Beach Planning Commission
From Woodie Tescher, EIP Associates
City of Newport Beach Planning Department Staff
Revised Airoott Area Policies
Airport Area
LU 6.15
A mixed -use community that provides jobs, residential, and supporting services in close proximity,
with pedestrian- oriented amenities that facilitates walking and enhance livability.
URBAN FORM AND STRUCTURE (refer to Figure LU22)
LU 6.15.1 Land Use Districts and Neighborhoods
Provide for the development of distinct business park, commercial, and airport-
serving districts and residential neighborhoods that are integrated to assure a
quality environment and compatible land uses. (Imp 1.1, 2.1)
LU 6.15.2 Airport Compatibility
Require that all development be constructed in conformance with the height
restrictions set forth by Federal Aviation Administration (FAA Federal
Aviation Regulations (FAR) Part 77, Caltrans Division of Aeronautics and the
Airport Environs Land Use Plan (AELUP) for John Wayne Airport. a= 2.1.
3.1 4.1. 12.1. 12.2. 19.31
Business Ixed Use Districts (Subarea C, "MU -82 H2" designation)
LAND USES
LU 6.15.23 Priority Uses
Accommodate office, research and development, and similar uses that support
the primary office and business park functions such as retail and financial
services, as prescribed for the "CO -G" designation, while allowing for the re -use
of properties for the development of cohesive residential villages that are
integrated with business park uses. (Imp 2.1, 12.1)
Fj
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LU 6.15.34 Underperforming Land Uses
Promote the redevelopment of sites with underperforming retail uses located on
parcels at the interior of large blocks for other uses, with retail clustered along
major arterials (e.g., Bristol, Campus, MacArthur, and Jamboree), except where
intended to serve and be integrated with new residential development. (Imp 2.1,
34.6)
Campus Tract (subarea B, "MU-92 AO" designation)
LAND USES
LU 6.15.45 Primary Uses
Accommodate professional office, indasta' ,aviation retail, automobile rental
sales and service, betels, and eompar Ae -ancitlaa retail restaurant, and service
uses that are related to and support the functions of John Wayne Airport, as
permitted by the "GG G AO" designation, wbi4e al4ewing for- the
. (Imp 2.1,
12.1)
STRATEGY
LU 6.15.56 Economic Viability
Provide incentives for lot consolidation and the re -use and improvement of
properties located in the "Campus tract," west of Birch Street (Imp 2.1, 34.6)
LU 6.1547 Automobile -- Rental and Supporting Uses
Work with automobile rental and supporting uses to promote the consolidation
and visual improvement of auto storage, service, and storage facilities. (Imp
12.1, 34.6)
LU 6.15.78 Site Planning and Architecture
Encourage and, when subject to redevelopment, require property owners within
the Campus Tract to upgrade the street frontages of their properties with
landscape, well- designed signage, and other amenities that improve the area's
visual quality. (Imp 12.1)
Commercial Nodes (Subarea A, "CG-C" designation)
LU 6.15.89 Priority Uses
Encourage the development of retail, financial services, dining, hotel, and other
uses that support the John Wayne Airport, the Airport Area's office uses, and,
as developed, its residential neighborhoods, as well as automobile sales and
supporting uses at the MacArthur Boulevard and Bristol Street node. (Imp 2.1,
12.1, 34.6)
Newport Beach General Plan (0
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Residential Villages (Subarea C and Subarea B, "MU -82 H2" designation)
LAND USES
LU 6.15.1910 Residential and Supporting Uses
Accommodate the development of a maximum of 2,200 multi- family residential
units, including work force housing, and mixed -use buildings that integrate
residential with ground level office or retail uses, in areas sftd along hth
supporting retail, grocery stores, and parklands. ''nos-- =ar- oeearResidential units
may be developed as the replacement of existing buildings. with a maximum of
550 units—or as infill on surface parking lots on properties within the
Comprehensive Plan Axea d�ictcd on Figure LU 22 [note: figure to be
revised for land use designations and Comp Plan boundarvl provided that
the parking is replaced in a sanewre ' ' on -site. (Imp 2.1, 12.1, 12.2)
MINIMUM SIZE AND DENSITY
LU 6.15.101 Number and Size of Residential Villages (refer to Figure LU23)
Allow development of a maximum of four (4) mixed use residential villages,
each centered on a neighborhood park and other amenities (as conceptually
illustrated in Figure LU23). The first phase of residential development in each
village fte*hberhaed -shall encompass at least +0 5 gross acres of land, exclusive
of existing rights -of -way. Theis ' acreage may include multiple parcels
provided that they are contiguous or face one another across an existing street.
eafleept Plan is r i r a
. The
"Comprehensive Plan" area shown on Figure T 22 shall be exempt from the 5-
acre minimum, but a coMrchensive plan described in Policy LU 6.15.16 shall
be required. (Imp 2.1, 3.1, 4.1, 12.1, 12.2)
LU 6.15.12 Overall Dens ty and Housing Types
Require that residential units be developed at a minimum density of 30 units and
maximum of 50 units per net acre averaged over the total area of each
development phase. Net acreage shall be exclusive of existing and new rights -
o£ wU, public pedestrian ways, and neighborhood parks. Within these densities
provide for the development of a mix of building tykes ranking from
townhomes to hil,h -rises to accommodate a variety of household tomes and
incomes and to promote a diversit�of building masses and scales
LU 6.15.44]3First Phase Development Density
Require a rnat3rresidential density of 50 units per net acre, averaged over
the first phase for each residential village. This shall be applied to 100% of
properties in the first phase development area whether developed exclusively for
residential or integrating service commercial horizontally on the site or vertically
within a mixed use building. On individual sites, housing development may
Newport Beach General Plan
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exceed or be below this density to encourage a mix of housing types, provided
that the average densi!`r for the area encompassed by the first phase is achieved.
LU 6.15.4214 Subsequent Phase Development Location and Density
Subsequent phases of residential development shall abut the first phases or shall
face the first phases across a street. The minimum density of residential
development (including residential mixed -use development) shall be 30 units per
net acre and shall .not exceed the maximum of 50 units per net acre, averaged
over the development phase. Net ______b . shall be exelu.iye of ...-:...:_ LT .. _.I
parks. (Imp 2.1, 3.1,
4.1, 12.1, 12.2)
STRATEGY AND PROCESS
LU 6.15.145 Regulatory Plans
Require the development of a regulatory plan for each residential village to
coordinate the location of new parks, streets, and pedestrian ways, set forth a
strategy to accommodate neighborhood- serving commercial uses and other
amenities, establish pedestrian and vehicular connections with adjoining land
uses, and assure compatibility with office, industrial, and other nonresidential
uses. (Imp 2.1, 3.1, 4.1, 15.1)
LU 6.15.16 Comprehensive Plan Area
Require the development of one comprehensive plan for the area depicted on
Figitte LU22, should residential units be proposed on any property within this
area. This plan shall define strategies for the cohesive integration of new
housing, barking structures, open spaces, and other improvements with existing
non - residential structures, in addition to the elements required for all regWaton
plans defined by Policy 6.15.15.
A Development Agreement shall be required for residential and mixed use
development projects within these areas, which shall define the improvements
and public benefits to be provided for by the developer in exchange for the
City's commitment for the number_ density_ and location of the housing units.
Imp 2.1.3.1.4.1, 15.1
Newport Beach General Plan
b
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DESIGN AND DEVELOPMENT
Neighborhood Parks
LU 6.15.4517Standards
To provide a focus and identity for the entire neighborhood and to serve the
daily recreational and commercial needs of the community within easy walking
distance of homes, require dedication and improvement of at least eight
percent of the gross land area (exclusive of existing rights -of -way) or one -half
acre. whichever is greater, of the first phase of development in each
neighborhood as a neighborhood park. This requirement may be waived by the
City where. it can he demonstrated that the development parcels are too small to
improvement of other properties as parklands to serve the Airport Area
In every case, the neighborhood park shall be at least sne -sere cight percent of
the total Residential Village Area or one -half acre in area, whichever is greater,
and shall have a minimum dimension of 150 feet. Park acreage shall be exclusive
of existing or new rights -of -way, development sites, or setback areas. A
neighborhood park shall satisfy some or all of the requirements of the Parklaftd
Dedication Ordinance, as prescribed by the Recreation Element of the General
Plan.
(Imp 2.1, 3.1, 4.1, 12.1, 12.2, 33.1,
44.3)
LU 6.15.4618Location
Require that each neighborhood park is clearly public in character and is
accessible to all residents of the neighborhood. Each park shall be surrounded
by public streets on at least two sides (preferably with on- street parking to serve
the park), and shall be linked to residential uses in its respective neighborhood
by streets or pedestrian ways. (Imp 2.1, 3.1, 4.1, 12.1, 12.2)
LU 6.15.19 Aircraft Notification
Require that all neighborhood parks be posted with a notification to users
regarding proximity to John Wayne Airport and aircraft overflight and noise.
On -Site Recreation and Open Space
LU 6.15.472OStandards
Require developers of multi- family residential developments on parcels eight
acres or larger, to provide on -site recreational amenities. For these
Newport Beach General Plan ry
Error! No text of specified style in document.
developments; 44 square feet of on -site recreational amenities shall be provided
for each dwelling unit in addition to the requirements under the City's Park
Dedication Ordinance and in accordance with the Parks and Recreation
Element of the General Plan. On -site recreational amenities can consist of
public urban plazas or squares where there is the capability for recreation and
outdoor activity. These recreational amenities may also include swimming pools,
exercise facilities, tennis courts, and basketball courts. Where there is insufficient
land to provide on -site recreational amenities, the developer shall be required to
pay cash in -lieu that would be used to develop or upgrade nearby recreation
facilities to offset user demand as defined in the City's Park Dedication Fee
Ordinance.
The acreage of on -site open space developed with residential projects may be
credited against the parkland dedication requirements where it is accessible to
the public during daylight hours, visible from public rights -of -way, and is of
sufficient size to accommodate recreational use by the public. However, the
credit for the provision of on -site open space shall not exceed 30% of the
parkland dedication requirements. (Imp 2.1, 3.1, 4.1, 12.1, 12.2, 44.3)
Streets and Pedestrian Ways
LU 6.1 5.4821 Street and Pedestrian Grid
Create a pattern of streets and pedestrian ways that breaks up large blocks,
improves connections between neighborhoods and community amenities and is
scaled to the predominantly residential character of the neighborhoods. (Imp
3.1, 4.1, 11.1, 12.2, 21.1)
LU 6.15.4- 922Walkable Streets
Retain the curb -to -curb dimension of existing streets, but widen sidewalks to
provide park strips and generous sidewalks by means of dedications or
easements. Except where traffic loads preclude fewer lanes, add parallel parking
to calm traffic, buffer pedestrians and provide short-term parking for visitors
and shop customers. (Imp 3.1, 4.1, 12.2, 21.1, 29.1)
LU 6.15.2023Connected Streets
Require dedication and improvement of new streets as shown on Figure LU23.
The illustrated alignments are tentative and may change as long as the routes
provide the intended connectivity. If traffic conditions allow, connect new and
existing streets across Macarthur Boulevard with signalized intersections,
crosswalks, and pedestrian refuges in the median. (Imp 11. 1, 12.2, 21.1)
LU 6.15.21- 24Pedestrian Improvements
Require the dedication and improvement of new pedestrian ways as shown on
Figure LU23. The alignment is tentative and may change as long as the path
provides the intended connectivity. For safety, the full length of pedestrian ways
shall be visible from intersecting streets. To maintain an intimate scale and to
Newport Beach General Plan
16
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shade the path with trees, pedestrian ways should not be sized as fire lanes.
Pedestrian ways shall be open to the public at all hours. (Imp 11. 1, 12.2, 21.12)
Parking and Loading
LU 6.15.2$25 Required Spaces for Primary Uses
Consider revised parking requirements that reflect the mix of uses in the
neighborhoods and overall Airport Area, as well as the availability of on- street
parking. (Imp 2.1)
Relationship of Buildings to Street
LU 6.152326 Building Massing
Require that high -rise structures be surrounded with low and mid -rise structures
fronting public streets and pedestrian ways or other means to promote a more
pedestrian scale. (Imp 3.1, 4.1, 12.1, 12.2)
LU 6.15.2527 Sustainable Development Practices
Require that development achieves a high level of environmental sustainability
that reduces pollution and consumption of energy, water, and natural resources.
This may be accomplished through the mix and density of uses, building
location and design, transportation modes, and other techniques. Among the
strategies that should be considered are the integration of residential with jobs -
generating uses, use of alternative transportation modes, maximized walkability,
use of recycled materials, capture and re -use of storm water on -site, water
conserving fixtures and landscapes, and architectural elements that reduce heat
gain and loss. (Imp 3.1, 4.1, 12.2, 21.12, 23.1, 25.1 -27.1)
Newport Beach General Plan on
Sidney 1. DuPont, Ph.D.
Headmaster
June 12, 2006
HARBOR DAY SCHOOL RECEIVED
3443 Pacific View Drive, Corona del Mar, California 92625 r (949) 640 -1410 • FAX (949) 640 -0908
'06 JUN 13 P2:1 5
Honorable Don Webb and Members of the City Council
City Of Newport Beach
3300 Newport Boulevard
Newport Beach, Ca 92663
Subject: General Plan Update
Dear Mayor Webb and Councilmembers:
OFFICE OF THE CITY CLERK
CITY OF NEWPORT REACH
Harbor Day School currently includes approximately 62,500 square feet of instructional facilities on
our six acre site at 4334 Pacific View Drive. Our student enrollment is presently 408 students, an
enrollment the school has maintained for years and accepts into the foreseeable future. A great
majority of our students are residents of the City. Originally constructed as Harbor Episcopal School
at the current home of the Oasis Center, Harbor Day School moved into the current location on Pacific
View Drive in 1972. The campus and physical plant have served the students, faculty and families of
Harbor Day School well over the past 35 years. However, the aging structures, combined with
advances in new technologies and teaching systems, will ultimately move the administration and Board
of Trustees to consider modernization of the campus.
The proposed General Plan locates the Harbor Day School site within Statistical Area M -3, with a land
use classification of PI -A, Private Institution —A. This classification has a density /intensity of 0.00-
0.30 FAR. This designation would allow up to approximately 78,400 square feet of building area on
the six acre school campus. This represents a modest increase in building area that would restrict our
ability to achieve our long range goals, consistent with our mission.
Our long range development objectives are to maintain a student enrollment at no more than the
allowable 408 students, yet provide a modern campus with an enriched instructional environment with
adequate classroom space, library facilities, studios and laboratories. To that end, our goal is to have
the ability to increase our space from the current 62,500 square feet to approximately 90,000 square
feet.
Harbor Day School requests that the City Council consider modifying the PJ -A classification within
Statistical Area M -3 to allow an intensity /density range of 0.00 -0.35 FAR. Additionally, Harbor Day
School requests the following: Modify the Public/Private Use square footage summary in Statistical
Area Table A 1 of Appendix A to allow an additional 11,600 square feet in the PI -A classification, and
modify Table A2 of Appendix A so that Map No. 37 shows a gross floor area of 225,280 square feet
(including other developed floor area in the Statistical Area) instead of 213,680 square feet as shown
in the March 27, 2006 draft of the General Plan.
PROUD MFMMUEPOF
M"k [Bpi
MEMBER OF -
NATIONAL ASSOCIATION OF INDEPENDENT SCHOOLS I
THE CALIFORNIA ASSOCIATION OF INDEPENDENT SCHOOLS 3
:n
Harbor Day School will continue to provide excellence in education for our students. Since we do not
intend to add students beyond our present enrollment of 408, Harbor Day School will not add traffic,
parking or other impacts to Newport Beach and our neighbors. We simply wish to have the ability to
modernize our campus as we plan for the future.
Thank you for your consideration of our request.
Sincerely,
Harbor Day School
Tim Buckingh� President
Board of Trustees
,A
Draft — Planninq Commission June 22, 2006
LU 4.1 Land Use Diagram
Accommodate land use development consistent with the Land Use Plan.
Figure LU1 depicts the general distribution of uses throughout the City and
Figure LU2 through Figure LU15 depict specific use categories for each parcel
within defined Statistical Areas. [note: Figure references may need to be
revised to reflect the final format and number to be incorporated into the
General Plan]. Table LUl specifies the primary land use categories, types of
uses, and, for certain categories, the densities /intensities to be permitted. The
permitted densities /intensities or cumulative amount of development for land
use categories not included in Table LU 1 are specified on the Land Use Plan,
Figures LU 1 through LU —These are intended to convey maximum and, in
some cases, minimums that may be permitted on any parcel within the
designation or as otherwise specified by Table LU [insert] for Special Land Use
sites.
The density /intensity ranges are calculated based on actual land area, actual
number of dwelling units in fully developed residential areas, and development
potential in areas where the General Plan allows additional development.
To determine the permissible development the user should:
a. Identify the parcel and the applicable land use designation on the Land Use
Plan, Figures LU [insert] through LU [insert].
b. Refer to Figure LU2 through Figure LU 15 [note: revise per final figures]
and Table LU1 (following) to identify the permitted uses and pertnitted
density or intensity or cumulative amount of development for the land use
classification. Where densities /intensities are applicable, the maximum
amount of development shall be determined by multiplying the area of the
parcel by the density /intensity.
c. For Special Land Use sites identified on the Land Use Map by a symbol,
refer to Table LU [insert] (Anomaly Locations) to this General Plan, to
determine the precise development limits.
(Imp 2.1, 5.1, 10.2, 12.1)
0
Draft — Planning Commission June 22, 2006
RESIDENTIAL NEIGHBORHOODS
SINGLE UNIT RESIDENTIAL
Single Unit Residential
The RS -D category applies to a range of detached single - family
Not applicable
Detached - RS -D
residential dwelling units on a single legal lot and does not
include condominiums or cooperative housing.
Single Unit Residential
The RS -A category applies to a range of attached single - family
Not applicable
Attached - RS -A
residential dwelling units on a single legal lot and does not
include condominiums or cooperative housing.
TWO UNIT RESIDENTIAL -
The RT category applies to a range of two family residential
Not applicable
RT
dwelling units such as duplexes and townhomes.
MULTIPLE RESIDENTIAL
Multiple Residential - RM
The RM designation is intended to provide primarily for multi-
Units per acre or
family residential development containing attached or detached
cumulative amount of
dwelling units.
development as specified
on the Land Use Figures
Multiple Residential — RM-
The RM designation is intended to provide primarily for multi-
Units per acre or
D
family residential development exclusively containing detached
cumulative amount of
dwelling units.
development as specified
on the Land Use Figures
COMMERCIAL DISTRICTS AND CORRIDORS
NEIGHBORHOOD
The CN designation is intended to provide for a limited range of
Floor area to land area
COMMERCIAL - CN ('
retail and service uses developed in one or more distinct centers
ratio or cumulative
oriented to primarily serve the needs of and maintain
development indicated in
compatibility with residential uses in the immediate area.
parentheses on Land Use
Plan.
The CC designation is intended to provide a range of
Floor to land area ratio or
CORRIDOR COMMERCIAL
neighborhood - serving retail and service uses along street
cumulative development
— CC
frontages that are located and designed to foster pedestrian
indicated in parentheses
on Land Use Plan.
®Newport Beach General Plan
1(0
Draft — Planning Commission June 22, 2006
GENERAL COMMERCIAL • The CG designation is intended to provide for a wide variety of Floor area to land area
CG (* j commercial activities oriented primarily to serve citywide or rafio or cumulative
regional needs. development indicated in
parentheses on Land Use
Plan.
RECREATIONAL AND
The CM designation is intended to provide for commercial
Floor area to land area
MARINE COMMERCIAL -
development on or near the bay in a manner that will encourage
ratio or cumulative
CM ( *)
the oontinualion of coastal- dependent and coastal- related uses,
development indicated in
maintain the marine theme and character, encourage mutually
parentheses on Land Use
supportive businesses, encourage visitor- serving and
Plan.
recreational uses, and encourage physical and visual access to
the bay on waterfront commercial and industrial building sites on
or near the bay.
VISITOR SERVING
The CV designation is intended to provide for accommodations,
Floor area to land area
COMMERCIAL - CV ( *)
goods, and services intended to primarily serve visitors to the
ratio or cumulative
City of Newport Beach.
development indicated in
parentheses on Land Use
Plan.
REGIONAL COMMERCIAL -
The CR designation is intended to provide retail, entertainment,
CR
service, and supporting uses that serve local and regional
As specified by Table LU
residents. Typically, these are integrated into a multi - tenant
[insert] (note: refers to
development that contains one or more "anchor° uses to attract
AnomalyTable)
customers. Automobile sales, repair, and service facilities,
professional offices, single- destination, and other highway -
oriented uses are not permitted.
COMMERCIAL OFFICE DISTRICTS
GENERAL COMMERCIAL
The CO -G designation is intended to provide for administrative,
Floor area to land area
OFFICE - CO -G ( *)
professional, and medical offices with limited accessory retail and
ratio or cumulative
service uses. Hotels, motels, and convalescent hospitals are not
development indicated in
permitted.
parentheses on Land Use
Plan.
MEDICAL COMMERCIAL
The CO-M designation is intended to provide primarily for
Floor area to land area
OFFICE - CO-M
medical- related offices, other professional offices, retail, short-
ratio of 0.75, except as
term convalescent and long -term care facilities, research labs,
specified on the Land Use
and similar uses.
Plan.
REGIONAL COMMERCIAL
The CO-R designation is intended to provide for administrative
OFFICE - CO-R
and professional offices that serve local and regional markets,
As specified by Table LU
with limited accessory retail, financial, service, and entertainment
[insert] (note: refers to
uses.
AnomalyTable)
INDUSTRIAL DISTRICTS
INDUSTRIAL (1)
The I designation is intended to provide for a wide range of
Floor area to land area
moderate to low intensity industrial uses, such as light
ratio of 0.75, except as
manufacturing and research and development, and limited
specified on the Land Use
ancillary commercial and office uses.
Plan.
Newport Beach General Plan
Draft - Planning Commission June 22, 2006
Table ..
AIRPORT SUPPORTING DISTRICTS
AIRPORT OFFICE AND The AO designation is intended to provide for the development of Floor area to land area
SUPPORTING USES (AO) properties adjoining the John Wayne Airport for uses that support ratio of 0.5, except for
or benefit from airport operations. These may include warehousing which may
professional offices, aviation retail, automobile rental, sales, and be developed at a floor
service, and ancillary retail, restaurant, and service uses. area to land ratio of 0.75.
MIXED-USE DISTRICTS
MIXED USE VERTICAL - The MU -V designation is intended to provide for the development of properties for (a) mixed -
MU -V use structures that vertically integrate housing with retail uses, where the ground floor shall
be restricted to retail and other pedestrian - active uses along the street frontage and/or the
upper floors used for residential units, or (b) structures containing nonresidential uses
including retail, office, restaurant, and similar uses. For mixed use structures, commercial uses
characterized by noise, vibration, odors, or other activities that would adversely impact on -site
residential units are prohibited.
Mixed Use Vertical 1 -
The MU -V1 designation is intended to provide for areas in which
Mixed use buildings:
MU -V1
mixed use buildings integrate residential and retail uses, or
floor area to land ratio of
developed exclusively for retail uses in accordance with the CN,
1.5; where a minimum
CC, or CG designations.
floor area to land ratio of
0.35 and maximum of 0.7
shall be used for
nonresidential purposes
and a maximum of 0.8 for
residential.
Non residential
buildings: floor area to
land area ratio of 0.75.
Mixed Use Vertical 2 -
The MU -V2 designation is intended to provide for properties
Mixed use buildings:
MU -V2
developed comparable to MU -V1, except the ground floor of
floor area to land ratio of
mixed -use buildings may also be used for office and related
1.5; where a minimum
functions and sites developed for nonresidential purposes may
floor area to land ratio of
also be used for office uses as defined for CO-G.
0.35 and maximum of 0.5
shall be used for
nonresidential purposes
and a maximum of 1.0 for
residential.
Non residential
buildings: floor area to
land area ratio of 0.75.
Newport Beach General Plan
1�
Draft — Planning Commission June 22. 2006
MIXED USE HORIZONTAL - The MU -H designation is intended to provide for the development of areas Tor a nonzomauy
MU -H distributed mix of uses, which may include general or neighborhood commercial, commercial
offices, multi- family residential, visitor - serving and marine - related uses, and/or buildings that
vertically integrate residential with commercial uses.
Mixed Use Horizontal 1 - The MU -H1 designation provides for a horizontal intermixing of
Commercial or Office
MU -H1 uses.
only: floor area to land
For properties located on the inland side of Coast Highway in the
ratio of 0.75.
Mariners' Mile Corridor, (a) the Coast Highway frontages shall
Mufti -Family Residential
be developed for marine - related and highway- oriented general
only: 20.1 -26.7 units per
commercial uses in accordance with CM and CG designations;
adjusted grossacre.
and (b) properties located on interior streets may be developed
for free - standing neighborhood - serving retail, mulfi- family
Mixed Use Buildings:
residential units, or mixed -use buildings that integrate residential
floor area to land ratio of
with retail uses on the ground floor in accordance with the CN,
1.5; where a minimum
RM CV, or MU -V1 designations respectively.
floor area to land ratio of
,
Properties located in the Dover Drive/Westcliff Ddve area may
025 and maximum of 0.5
shall be used for non-
also be developed for professional offices or mixed use buildings
residential purposes and
that integrate residential with retail or office uses on the ground
a maximum of 1.0 for
floor in accordance with the CO and MU -V2 designations
residential.
respectively.
Mixed Use Horizontal 2 - The MU -H2 designation applies to properties located in the
Residential: maximum of
MU -H2 Airport Area. It provides for a horizontal intermixing of uses that
2,200 units as
may include regional commercial office multi - family residential
replacement of existing
vertical mixed use buildings, industrial , hotel rooms, and
office, retail, and/or
ancillary neighborhood commercial uses.
industrial uses at a
maximum density of 50
units per adjusted gross
acre, of which a maximum
of 550 units may be
developed as infill.
Non - residential uses: as
defined by Table LU
[insert] (note: this Is the
Anomaly table)
Mixed Use Horizontal 3 - The MU -H3 designation applies to properties located in Newport
MU -113 Center. It provides for the horizontal intermixing of regional As specified by Table LU
commercial office hotel, multi- family residential and ancillary [insert] (note: refers to
commercial uses. AnomalyTable)
Multi - Family
Residential: 450 units
maximum capacity
Hotel: 65 rooms
additional to capacity
defined by Table LU
Newport Beach General Plan
11
Draft — Planning Commission June 22, 2006
Mixed Use Horizontal 4 -
The MU -114 designation applies to properties where it is the
Mixed Use Buildings:
MU -H4
intent to establish the character of a distinct and cohesively
floor area to land area
developed district or neighborhood containing multi - family
ratio of 1.5, where a
residential with dusters of mixed -use and/or commercial
minimum floor area to
buildings , in such locations as the interior parcels of Cannery
land area ratio of 0.25
Village and 15th Street on Balboa Peninsula. Permitted uses
and maximum 0.5 shall
include (a) Multi- Family Residential, (b) General or Neighborhood
be used for retail uses
Commercial, and /or (c) Mixed Use structures, where the ground
and maximum of 1.0 for
floor shall be restricted to nonresidential uses along the street
residential.
frontage such as retail sales and restaurants and the rear and
Commercial only: floor
upper floors used for residential including seniors units and
are to land are ratio of
overnight accommodations (comparable to MU -V1). Mixed use or
0.5.
commercial buildings shall be required on parcels at street
Multi - Family Residential
intersections and are permissible, but not required, on other
parcels.
only: 20.1 -26.7 units per
adjusted gross acre.
MIXED USE WATER
The MU -W designation is intended to provide for commercial development
on or near the bay
RELATED - MU -W
in a manner that will encourage the continuation of coastal- dependent and coastal- related
uses in accordance with the Recreational and Marine Commercial
(CM) designation, as well
as allow for the integrated development of residential.
Mixed Use Water 1 - MU-
The MU -W1 designation is applied to waterfront locations along
Mixed use Buildings:
W1
the Mariner's Mile Corridor in which marine - related uses and
floor area to land ratio of
residential are intermixed. Permitted uses include those
1.25; where a minimum
permitted by the CM, CV, Multi- Family Residential (MFR), and
floor area to land ratio of
Vertical Mixed Use (MU -V) designations. A minimum of 50°% of
0.35 and maximum of 0.5
any lot shall be used for the CM or CV land uses. A master or
shall be used for
specific plans shall be required to assure that the uses are fully
nonresidential purposes
integrated and impacts from their differing functions and activities
and the number of
are fully mitigated.
residential units shall not
exceed the cumulative
total for Multi- Family
Residential specified
below.
Commercial only: floor
area to land area ratio of
0.5.
Multi - Family Residential
only: 12 units per
adjusted gross acre, with
the number of units
calculated based on a
maximum of 50% of the
=Newport Beach General Plan
Draft — Planning Commission June 22, 2006
Table LU1 Land Use Plan Categories
Mixed Use Water 2 - MU- The MU -W2 designation is applied to waterfront locations in Mixed use Buildings:
W2 which marine - related uses may be intermixed with buildings that floor area to land ratio of
provide residential on the upper floors. Permitted uses include 1.25; where a minimum
those permitted by the CM, CV, and Mixed Use Vertical (MU -V) floor area to land ratio of
designations. Free - standing residential shall not be permitted. 0.35 and maximum of 0.5
shall be used for
nonresidential purposes
and maximum of 0.75 for
residential.
In Lido Marina Village
and Balboa Island, the
maximum floor area to
land ratio shall be 1.5;
where a minimum floor
area to land ratio of 0.35
and maximum of 0.7 shall
be used for nonresidential
purposes and a maximum
of 0.8 for residential.
Newport Beach General Plan
Al
Non residential
buildings: floor area to
land area ratio of 0.5.
Mixed Use Water 3 — MU- The MU -W3 designation provides is applied to the Lido
Recreational and Marine
W3 Peninsula to provide for the horizontal intermixing of recreational
Commercial only: Floor
and marine related and residential uses, in accordance with CM
area to land area ratio or
and RM designations respectively.
cumulative development
public utilities.
indicated in parentheses
PRIVATE INSTITUTIONS (PI The PI designation is intended to provide for privately owned
on Land Use Plan.
Newport Beach General Plan
Al
Multi -Family
Residential: Not
applicable
PUBLIC, SEMI - PUBLIC, AND INSTITUTIONAL
PUBLIC FACILITIES (PF) The PF designation is intended to provide public facilities,
Not applicable
including public schools, cultural institutions, government
facilities, libraries, community centers, public hospitals, and
public utilities.
PRIVATE INSTITUTIONS (PI The PI designation is intended to provide for privately owned
Floor to land area ratio
• �) facilities that serve the public, including places for religious
indicated in parentheses
assembly, private schools, health care, cultural institutions,
ri
museums, yacht clubs, congregate homes, and comparable
facilities.
OPEN SPACE - OS The OS designation is intended to provide areas for a range of
Open spaces may include
public and private uses to protect, maintain, and enhance the
incidental buildings, such
community's natural resources.
as maintenance
equipment and supply
storage, which are not
traditionally included in
determining intensity
limits.
Newport Beach General Plan
Al
Draft — Planning Commission June. 22, 2006
OPEN SPACE/
The OS(RV) designation is intended for the preservation of
Priority: Open spaces,
RESIDENTIAL VILLAGE -
Banning Ranch as open space, restoration of wetlands and other
habitat restoration, and
OS[RV]
habitats, development of a community park, and consolidation of
park.
oil extraction and processing facilities.
Alternative: maximum of
Should the property not be acquired, the designation permits the
1,375 residential units,
development of a planned residential community that integrates a
75,000 square feet of
mix of single - family detached, single - family attached, two family,
retail commercial, and 75
and /or multi - family residential, with supporting schools, parks,
hotel rooms.
community services, local- serving convenience commercial uses
and services, and open spaces. A master or specific plan is
required to depict the uses, street and infrastructure
improvements, open spaces, development standards, design
guidelines, and financial plan.
PARKS AND RECREATION
The PR designation applies to land used or proposed for active
Not applicable for public
-PR
public or private recreational use. Permitted uses include parks
uses.
(both active and passive), golf courses, marina support facilities,
aquatic facilities, tennis dubs and courts, private recreation, and
Private uses in this
similar facilities.
category may include
incidental buildings, such
as maintenance
equipment sheds, supply
storage and restrooms
which are not traditionally
included in determining
intensity limits. Other
types of buildings and
developments are limited
as specified in the
Anomaly Table. For golf
courses, these uses may
also include support
facilities for grounds
maintenance employees.
TIDELANDS AND The TS designation is intended to address the use, Not applicable.
SUBMERGED LANDS - TS management, and protection of tidelands and submerged lands
of Newport Bay and the Pacific Ocean immediately adjacent to
the City of Newport Beach. The designation is generally not
applied to historic tidelands and submerged lands that are
presently filled or reclaimed.
=Newport Beach General Plan
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"RECEiVEZA RAGENDA Page 1 of 1 A
FRiFl T ED:"
Brown, Leilani
From: Wood, Sharon
Sent: Monday, June 12, 2006 4:23 PM
To: City Clerk's Office
Subject FW: Albertsons Center
Please distribute this to Council tomorrow night.
Thanks.
From: Marshall, Thomas
Sent: Monday, June 12, 2006 3:40 PM
To: ' gramirez @city.newport- beach.ca.us'
Subject: Albertson Center
Gregg — If possible, please present this message at tonight's City Council Meeting:
Catellus Development Group owns the Albertsons Center property on the Balboa Peninsula. Catellus respectfully
requests that the City Council reconsider its decision to limit the site to commercial use only, and instead revert back to
a prior draft of the General Plan Update in which the site was designated Mixed -use. We understand the importance to
the City of having a market on the site and are prepared to commit to incorporating a market into whatever
redevelopment plan we would propose. We believe, however, that the ultimate value of the property, both to Catellus
and to the City and its residents, would be greatly enhanced by incorporating residential uses. The property's
aesthetics, upkeep, and general appeal will all benefit by having the round -the -clock presence and pride of ownership
onsite residents will provide.
Catellus is adept at developing high - quality mixed -use properties, having done so in many high - profile projects
including Mission Bay in San Francisco, Union Station in Los Angeles, the Miller Airport redevelopment in Austin,
Texas, and the Alameda Naval Air Station redevelopment in Alameda, California. Each of these projects required
significant design coordination between the various uses - most notably Mission Bay which featured many mixed -use
buildings including one with subterranean parking, a ground -floor Safeway market, and upper floor residential units.
We look forward to applying this experience to the Albertsons site.
Thank you,
Tom Marshall.
Catellus Development Group,
a ProLogis Company
06/13/2006
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Brown, Leilani
From:
Wood, Sharon
Sent:
Tuesday, June 13,2006 11:02 AM
To:
City Clerk's Office
Cc,
Temple, Patty; Ramirez, Gregg
Subject:
FW: June 13 Council Agenda item #29-Staff Report #1
Please distribute to City Council tonight.
- - - -- Original Message---- -
From: Carol Martin [ mailto:candwmartin @sbeglobal.net]
Sent: Tuesday, June 13, 2006 10:03 AM
To: Wood, Sharon
Subject: June 13 Council Agenda item #29 -Staff Report #1
Dear Ms. Wood:
Having closely followed the General Plan process I am appalled at the late
and subtle interjection of a proposal for the Peninsula which was not
discussed or proposed for public discussion at the appropriate time in the
expensive visioning/public planning process.
Additionally it is not understandable. To quote from the Staff Report page 3
item c:
"Therefore staff does not recommend a change in land use category at this
time,
although we believe that a similar dwelling unit cap to that suggested for
Lido
Isle could be established to provide the flexiblility to accommodate
property owners interest in two - family development."
I consider incorporating a vaguely stated last minute change in "plannereze
language" which impacts private property owners to be totally inappropriate.
I would appreciate your reply to clarify what this means for Peninsula
property owners (ie. what does it mean), why it has been inserted at this
late date, and why is it necessary. It definitely leads to the question of
credibility of the General Plan Process.
I regret having to make the request for your response on such a busy day for
you, but this did not come to my attention until late last night and is on
this evening's agenda.
Thank you.
Carol Martin
Page 1 of 2
Malkemus, Cathy
From: Ramirez, Gregg
Sent: Tuesday, June 13, 2006 11:47 AM
To: City Clerk's Office
Subject: FW: City of Newport Beach General Plan Update
Please copy for distribution tonight.
Thanks
From: Lynaye [ mailto :lmreynolds @inlandenergy.wm]
Sent: Tuesday, June 13, 2006 3:55 PM
To: Ramirez, Gregg
Cc: 'Harry Rinker'; 'Harry Rinker; Selich, Edward; don2webb @earthlink.net; Ridgeway, Tod; Curry, Keith;
Rosansky, Steven; Daigle, Leslie; Nichols, Dick; BUCKJOHNS @aol.com; O'Neil, Dennis
Subject: City of Newport Beach General Plan Update
Buck Johns
2600 Mesa Drive
Newport Beach, CA 92660
buckjohns @aol.com
June 12, 2006
Gregg Ramirez
Senior Planner
City of Newport Beach Planning Department
P.O. Box 1768
Newport Beach, CA 92658 -8915
Re: City of Newport Beach General Plan Update
Dear Mr. Ramirez:
I noticed with concern that the Circulation Element Equestrian and Hiking Trail Master Plan
Map, Figure CE -5, shows the proposed equestrian trail along Mesa Drive in the Upper Newport
Bay area of the City. Depicting this horse trail along Mesa Drive contradicts City Council
Policy K -6 dealing with the pending amendment to the Santa Ana Heights Specific Area Plan
under consideration by the Orange County Board of Supervisors. At the very least, should the
City determined to include the Mesa Drive horse trail in the General Plan Circulation Element,
the impacts to aesthetics and visual quality, hydrology and water quality, and noise, caused by
0 6/1 312 00 6
Page 2 of 2
this horse trail should be fully studied and evaluated in the General Plan Draft EIR.
On behalf of many of the homeowners living on Mesa Drive, I am respectfully requesting the
City Council to remove the Mesa Drive horse trail from the Circulation Element Equestrian. and
Hiking Trail Master Plan Map, Figure CE -5. Removal of the trail would be consistent with the
City Council Policy K -6.
Very truly yours,
Buck Jo 2s
Cc: Newport Beach City Council Members
City Manager
Harry Rinker
Dennis O'Neil, ESQ.
06/13/2006
Sidney 1. DuPont, Ph.D.
Headmaster
June 12, 2006
HARBOR DAY SCHOOL RECEIVED
3443 Pacific View Drive, Corona del Mar, California 92625 - (949) 640 -1410 • FAX (949) 640-0908
'06 IN 13 P2:!5
Honorable Don Webb and Members of the City Council
City Of Newport Beach
3300 Newport Boulevard
Newport Beach, Ca 92663
Subject: General Plan Update
Dear Mayor Webb and Councilmembers:
OFFICE OF THE CITY CLERK
CITY OF NEWPORT BEACH
Harbor Day School currently includes approximately 62,500 square feet of instructional facilities on
our six acre site at 4334 Pacific View Drive. Our student enrolbent is presently 408 students, an
enrollment the school has maintained for years and accepts into the foreseeable future. A great
majority of our students are residents of the City. Originally constructed as Harbor Episcopal School
at the current home of the Oasis Center, Harbor Day School moved into the current location on Pacific
View Drive in 1972. The campus and physical plant have served the students, faculty and families of
Harbor Day School well over the past 35 years. However, the aging structures, combined with
advances in new technologies and teaching systems, will ultimately move the administration and Board
of Trustees to consider modernization of the campus.
The proposed General Plan locates the Harbor Day School site within Statistical Area M -3, with a land
use classification of PI -A, Private Institution —A. This classification has a density/intensity of 0.00-
0.30 FAR. This designation would allow up to approximately 78,400 square feet of building area on
the six acre school campus. This represents a modest increase in building area that would restrict our
ability to achieve our long range goals, consistent with our mission.
Our long range development objectives are to maintain a student enrollment at no more than the
allowable 408 students, yet provide a modern campus with an enriched instructional environment with
adequate classroom space, library facilities, studios and laboratories. To that end, our goal is to have
the ability to increase our space from the current 62,500 square feet to approximately 90,000 square
feet.
Harbor Day School requests that the City Council consider modifying the PI -A classification within
Statistical Area M -3 to allow an intensity /density range of 0.00 -0.35 FAR. Additionally, Harbor Day
School requests the following: Modify the Public/Private Use square footage summary in Statistical
Area Table A 1 of Appendix A to allow an additional 11,600 square feet in the PI -A classification, and
modify Table A2 of Appendix A so that Map No. 37 shows a gross floor area of 225,280 square feet
(including other developed floor area in the Statistical Area) instead of 213,680 square feet as shown
in the March 27, 2006 draft of the General Plan.
PROUD MEMBER
�rOF MEMBER OF
.` ASSOCIATION
THE CA IFORNIA A SOC ATION O DINDEPENDENT SOCHOOLS I
n
Harbor Day School will continue to provide excellence in education for our students. Since we do not
intend to add students beyond our present enrollment of 408, Harbor Day School will not add traffic,
parking or other impacts to Newport Beach and our neighbors. We simply wish to have the ability to
modernize our campus as we plan for the future.
Thank you for your consideration of our request
Sincerely,
Harbor Day School
Jim Buckingham, President
Board of Trustees
. • s yan Speegk, Dnectar
300 N. Flown Street
V$ COUNTY OF ORAATGE Santa Ana, CA R E G �! D Box 4048
RESOURCES & DEVELOPMENT MANAGEMENT DEPARTMENT Santa Ana, CA 92702-4048
�9LIFOR�t�
Telephone: (714) 834 -2300
'06 ,94 13 ? 2 :19 Fax: (714) 834 -5188
DATE: Tune 12, 2006
OCIT�Y OF NEWPORT BEACH
TO: Supervisor Silva, Second District
FROM: Tim Neely, Director / Planning and Development Services
SUBJECT: Newport Beach General Plan Update
The City of Newport Beach is considering an update of its General Plan and has submitted a
Draft Environmental Impact to the County for its review and comment. To date, the County has
not commented on that document. The one outstanding issue that has surfaced is the provision
of an equestrian trail along Mesa Drive, easterly of Cypress. You have asked for a review of the
policy implications of such an. action.
Staff has not completed a comprehensive review of this matter, but our preliminary findings
indicate that the Mesa Drive horse trail is not integral to the County's regional trail network. The
County General Plan / Recreation Element / Master Plan of Riding and Hiking Trails shows a
regional trail along the base of the bluff adjacent to Upper Newport Bay that continues westerly
along the Delhi Channel toward hvine Avenue. The County plan does not identify local trails
within Santa Ana Heights.
We will complete a more detailed analysis in the near future for your review. Please let us know
if you want our comments to be transmitted directly to the City of if you prefer to have this item
agenized for Board consideration.
Cc: Dave Rudat, Deputy CEO
Bryan Speegle, Director / RDMD