HomeMy WebLinkAboutGP Update-Land Use Plan-EIRLand Use
DRAFT FOR REVIEW AND COMMENT WITH GPAC INPUT
Planning Commission: November 17 and 29, 2005
City Council: November 22 and 29, 2005
This document presents the preliminary draft updated City of Newport Beach General:
Plan Land Use Element prepared by staff and the consultant team, with General Plan
Advisory Committee (GPAC) recommended additions indicated by underline and
deletions by ^*ems. The draft Element's policies for land use development capacity
are based on upper limits suggested for EIR analyses by the City Council. For all planning
sub - areas, the GPAC has recommended that the Plan reflect its original proposed•
development capacities (see separate "Comparison of City Council. and GPAC Land
Use Recommendations.
r,
Table of Contents
Introduction
Goals and Policies
1.0 Role and Character of Newport Beach
2.0 Uses to be Accommodated
3.0 Organization and Form of Uses
4.0 Land Use Diagram
5.0 Community Character
Residential Neighborhoods
Commercial Districts
Mixed -Use Districts and Neighborhoods
Office and Business Parks
6.0 Neighborhoods, Districts, and Corridors
Public and Institutional Uses and Districts
Residential Neighborhoods
Districts
Banning Ranch
West Newport Mesa
Balboa Peninsula
Newport Center /Fashion Island
Airport Area
Corridors
General
West Newport
Old Newport Boulevard
Mariners' Mile
Corona del Mar
Appendix A: Land Use Statistical Areas (to be added)
Note: additional photographs of the City of Newport Beach neighborhoods, districts,
corridors and open spaces and illustrative development prototypes to be added.
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City of Newport Beach General Plan Update
• • Use
INTRODUCTION
Consistent with state law, the land use element provides guidance regarding the
ultimate pattern of development for Newport Beach at build -out. As such, it is based on
and correlates the policies from all elements into a set of coherent development policies, .
which serve as the central organizing element for the General Plan as a whole. Policies
for the conservation of natural resources and protection of residents and businesses from
the risks of hazards are reflected in the distribution and densities of uses. The quantity
and location of uses are linked to the City's objectives for economic development, jobs
generation, and fiscal balance, as well as intentions for urban from and community
character. Their capacities are, in turn, correlated with the provision of adequate
housing and services to meet the needs of its resident population and transportation and
utility infrastructure that support residents, employees, and visitors. Implicitly, the Land
Use Element serves as the final arbiter on how the City of Newport Beach shall evolve .
and mature over the next 20 years.
Cumulatively, the land use element's policies directly affect the establishment and
maintenance of the neighborhoods, districts, corridors, and open spaces that distinguish
and contribute to Newport Beach's livability, vitality, and image. Policies for the
development of individual parcels are inseparable from those that address how they will
fit together to create places that are valued by the City's residents —safe and attractive
neighborhoods, walkable and active commercial districts, and hillsides, beaches, water,
and open spaces that provide recreation and respite from an active lifestyle.
As Newport Beach is almost fully developed, the land use element focuses on how
population and employment growth can be strategically inserted to preserve its
distinguishing and valued qualities. It recognizes that most of the City will be conserved
with its existing pattern of uses and establishes policies for their protection and long term. .
maintenance. It recognizes that there are limited areas of the City that are not
achieving their.full potential and establishes strategies for their enhancement and
revitalization. It also recognizes the evolving needs of the marketplace and considerable
pressures for population growth in the region and proposes creative strategies for the re-
use of land to provide opportunities for new housing that will complement and enhance
Newport Beach's character and livability.
These strategies are carefully considered in context of community objectives for the
provision of an efficient transportation system that minimizes congestion. for residents,..:
employees, and visitors. At the same time, it recognizes the needs to balance mobility
objectives with priorities of Newport Beach's residents for the character of its
neighborhoods and commercial districts and corridors.
Page 1
D R A F T L A N D U S E E L E M E N T
GOALS AND POLICIES
LU 1.0
ROLE AND CHARACTER OF NEWPORT
BEACH.( "WHO WE ARE")
Goal 1 A unique residential community with diverse coastal and . upland
neighborhoods, which values its colorful past, high quality of life, and
community bonds, and balances the needs of residents, businesses, and
visitors through the recognition that Newport Beach is primarily a residential
community.
Policies
LU 1.1 Unique Environment
Maintain and enhance the beneficial and unique character of the different
neighborhoods, eael business districts and harbor that together identify
Newport Beach. Locate and design development to reflect Newport
Beach's topography, architectural diversity, and view sheds.
LU 1.2 Citywide Identity
While recognizing the aualities that uniquely define its neighborhoods and
districts promote the identity of the entire City that differentiates it as a
special place within the Southern California region.
LU 1.23 Natural Resources
Protect the natural setting that contributes to the character and identify of
Newport Beach and the sense of place it provides for its residents and visitors.
Preserve open space resources, beaches, harbor, parks, bluffs, preserves, and
estuaries as visual, recreational and habitat resources.
LU 1.34 Growth Management
Continue to implement a conservative growth strategy that. enhances the
quality of life of residents and balances the needs of all constituencies with
the preservation of open space and natural resources.
LU.1.45 Economic Health
Encourage a local economy •.that provides adequate commercial, office,
industrial and marine - oriented opportunities that provide employment and
944ieieat-- revenue to support high quality community. services. Suppert
Qe,�81GPFReR� strategy,
LU 1.56 Public Views
Protect and, where feasible, enhance significant scenic and visual resources
that include open space, mountains, canyons, ridges, ocean, and harbor
from public vantage points.
Page 2
LU 2.0
USES TO BE ACCOMMODATED ( "WHAT
USES CONTRIBUTE TO OUR COMMUNITY ? ")
Goal A living, active, and diverse environment that complements all lifestyles and
enhances neighborhoods, without compromising the valued resources that
make Newport Beach unique. It contains a diversity of uses that support the
needs of residents, sustain and enhance the economy, . provide job
opportunities, serve visitors that enjoy the City's diverse recreational amenities, .
and protect its important environmental setting, resources, and quality of life.
Policies
LU 2.1 Resident Serving Land Uses
Accommodate uses that support the needs of Newport Beach's residents
including .,housing, retail, services, employment, recreation, education,
culture, entertainment, civic engagement, and social and spiritual activity
that are in balance with the scale of the community, natural resources,, and
open spaces.
LU 2.2 Sustainable and Complete Community
Emphasize the development of uses that enable Newport Beach to continue .
as a self - sustaining community and minimize the need for residents to travel
outside of the community for retail goods and services, and employment,
LU.2.3 Range of Housing Choices
Provide opportunities for the development of housing that responds to
community and regional needs in terms of density, size, location, and cost.
Continue to implement goals, policies, programs and objectives identified. .
within the City's current Housing Element.
LU.2.4 Economic Development
Accommodate uses that maintain or enhance Newport Beach's fiscal health
and account for market demands, while maintaining and improving the
quality of life for current and future residents.
LU 2.5 Harbor and Waterfront Uses
Preserve the uses of the Harbor and the waterfront that .contribute to the
charm and character of Newport Beach and provide needed support for .
recreational and commercial boaters, visitors, and aearby—residents, with
appropriate regulations necessary to protect the interests, of all users as well
as adjoining residents.
LU 2.6 Visitor Serving Uses
Continue to provide uses that serve visitors to Newport Beach's ocean,
harbor, open spaces, and other recreational assets, While integrating them to
protect neighborhoods and residents.
Page 3
i
LU.2.7 Oil and Gas. Facilities
Prohibit the .construction of new onshore oil processing, refining or
transportation facilities, including facilities designed to transport oil from
offshore tracts, with the exceptions of slant drilling from onshore oil fields or, for.
the consolidation and more efficient production of wells should Banning
Ranch be annexed to the. City.
LU 2.8 Adequate Infrastructure
Accommodate the types, densities, and mix of land uses that can be
adequately supported by transportation and utility infrastructure (water,
sewer, storm drainage, energy, and so on) and public services (schools, parks,'
libraries, seniors, youth, police, fire, and so on).
D R A F T L A N D U S E E L E M E NTM
LU 3.0
ORGANIZATION AND FORM OF USES
( "HOW ARE LAND USES DISTRIBUTED ?)
Goal A development pattern that retains and complements the City's residential
neighborhoods, commercial and industrial districts, open spaces, and natural
environment.
Policies
LU 3.1 Neighborhoods, Districts, Corridors, and Open Spaces
Maintain Newport Beach's pattern of residential neighborhoods, business and
employment districts, commercial centers, corridors, and harbor and ocean
districts.
LU 3.2 Growth and Change
Enhance existing neighborhoods, districts, and corridors, allowing for re -use
and infill with uses that are complementary in type, form, scale, and
character. Changes in use and /or density /intensity should be considered
only in those areas that are economically underperforming, are necessary to
accommodate Newport Beach's share of .projected regional population
growth, improve the relationship and reduce commuting distance between
home and jobs, or enhance the values that distinguish Newport Beach as a
special place to live for its residents. The scale of growth and new
development shall be coordinated with the provision of adequate
Infrastructure and public services, including standards.for acceptable traffic
level of service.
LU 3.3 Opportunities for Change
Provide opportunities for improved development and enhanced
environments for residents in the following districts and corridors, as specified.
in Polices 6.3.1 through 6.22.7.
■ West Newport: consolidation of retail and visitor - serving commercial uses,
with remaining areas developed for housing.
■ West Newport Mesa: re -use of underperforming commercial and industrial
properties for offices and other uses that support Hoag Hospital's medical
activities, improvement of remaining industrial properties adjoining the
City of Costa Mesa, and development of housing t9 IOGGt8 resmeleRt in
proximity to jobs and services.
■ Santa Ana Heights: use of properties feF effiee uses consistent with the
adopted Specific Plan and Redevelopment Plan.
■ John Wayne Airport -Area: re -use of underperforming industrial and office
properties. and development of cohesive residential neighborhoods, the#
leeete-residewts-in proximity to jobs and services.
■ Fashion Island /Newport Center: expanded retail uses and hotel rooms
and development.of housing in proximity to jobs. and
services, while precluding increases in office development.
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DRAFT LAND USE E L E M E N T
■ Balboa Peninsula: more efficient pattems of use that consolidate the
Peninsula's visitor - serving and mixed uses within the core. commercial
districts; encourage marine - related uses e cially along the bay front;
integrate housing with retail uses in Lido Village, McFadden Square, and
Balboa Village; re -use interior parcels in Cannery Village for housing and
limited mixed -use and live /work buildings; and redevelop
underperforming properties outside of the core commercial districts along
the Balboa Boulevard corridor for residential. Infill development shall be
designed and sited to preserve the historical and architectural fabric of
these districts.
■ Mariners'. Mile: re -use of underperforming properties for retail, visitor
serving, and marine- related uses, integrated with housing.
■ Corona del Mar: enhancement of public improvements and parking.
LU 3.4 Banning Ranch
Prioritize the retention of Banning Ranch as an open space amenity for the .
City and region, consolidating oil operations, enhancing wetland and other .
habitats, and providing parkland amenities to serve nearby neighborhoods. If
the property cannot be acquired in a timely manner, allow for the
development of a compact residential village that preserves the majority of
the site as open space and restores critical habitat in accordance with
Policies 6.3.1 through 6.5.5.
LU 3.5 Coastal- Dependent and Related Businesses
Design and site new development to avoid impacts to existing coastal
dependent and coastal - related developments. When reviewing proposals for
land use changes, give full consideration to the impact on coastal-
dependent and coastal -related land uses, including not only the proposed
change on the subject property, but also the potential to limit existing
coastal- dependent and coastal - related land uses on adjacent properties.
LU 3.6 Waterfront Access
Continue to use public beaches for public recreational uses and prohibit uses
on beaches that interfere with public access and enjoyment of coastal
resources. Encourage the expansion and improvement of e* frog— PUbliG
access to the waterfront and water -uses �-��� .
provide important links to waterfront and
such as beaches, mall �:
launching facilities, public docks, and other similar public water area uses.
LU. 3.7 Natural Resource or Hazardous Areas
Require that new development is located and designed to protect areas with
high natural resource value and protect residents and visitors from threats to
life or property.
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DRAFT LAND USE E L E M E N T
LU 4.0
LAND USE DIAGRAM
Goal Management of growth and change to protect and enhance the livability of
neighborhoods and achieve distinct and economically vital business and
employment districts, which are correlated with supporting infrastructure and
public services, and sustain Newport Beach's natural setting.
Policies
LU 4.1 Land Use Diagram
Accommodate land use development consistent with the Land Use Plan, as
depicted in Figure A. Table I specifies the primary land use categories,, types
of uses, and densities /intensities to be permitted. The densities /intensities of
development are intended to convey maximum and, in some cases,
minimums that may be permitted on any parcel within the designation or as
otherwise specified. However, these shall be regulated by the buildout limits
specified for each Statistical Area in accordance with Charter.Section.42.3,
presented in Appendix A, which may yield development less than permitted
by the land. use classification. Public uses, such as schools, parks, and
government buildings, may be located within any land use category.
Table 1
RESIDENTIAL NEIGHBORHOODS
Estate Residential (RE) The RE designation is intended to provide for very 0.67 -3.3 units per . .
low density single - family detached residential net acre (0.5 -2.5
development on large lots. units per gross
acre)
Very Low Density The RVL designation is intended to provide. 3.4-6 units per net
Residential (RVL) primarily for very low density single family acre (2.6 -4.5 units
detached residential development. per gross acre)
Low Density The RL designation is intended to provide primarily 6.l-8 units per net
Residential (RL) for low density single family detached residential acre (4.6 -6 units„
development. per gross acre
Medium Density The RM designation is intended to provide primarily for a range of
Residential (RM) residential development types, including single - family (attached and
detached), two- family, and multi - family residential.
Medium Density Residential A (RM -A) 8.1 -13.3 units per
net acre (6.1 -10
units per gross
acre)
Medium Density Residential B (RM -B) 13.4 -20 units per
net acre (10.1 -15
units per gross
acre)
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D R A F T L A N D U S E E L E M E N T
Medium Density Residential C (RM -C) 20.1 -26.7 units per
net acre (15.1 -20
units per gross
acre)
High Density The RH. designation is intended to provide primarily for multi- family .
Residential (RH) residential development.
High Density Residential A (RH -A)
High Density Residential B (RH -B)
26.8 -40 units per .
net acre (20.1 -30
units per gross
acre).
40.1 -53.3 units per
net acre (30.1 - 40
units per gross
acre)
High Density Residential C (RH -C) 53.4 -66.7 units per
net acre (40.1 -50
units per gross
acre)
High Density Residential (RH -D)
Residential Village The RV designation is intended for the
(RV) development of a planned residential community
that integrates a mix of single family detached,
single family attached, two family, and /or multi-
family residential, with supporting schools, parks,
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.
COMMERCIAL DISTRICTS AND CORRIDORS
66.8-80 units per
net acre (50.1 -60
units per gross
acre)
Maximum of 1,375
housing units, .
75,000 square feet
of retail
commercial, and.
75 hotel rooms on
the Banning
Ranch site.
Application to
other properties
requires a General
Plan Amendment.
Neighborhood The CN designation is intended to provide for a Floor area to land
Commercial (CN)) limited range of retail and service uses oriented to area ratio of 0.2-
primarily serve the needs of and maintain 0:3.
compatibility with residential uses in the
immediate area.
General Commercial The CG designation is intended to provide for a wide variety of
(CG) commercial activities oriented primarily to serve citywide or regional.
needs.
General Commercial A (CG -A) Floor area to land .
area ratio of 0.0-
0.3.
Page 8
D R A F T L A N D U S E E L E M E N T I
General Commercial B (CG -B) Floor area to land
area ratio of 0.5-
0.75.
General Commercial C (CG-C) floor area to land .
area ratio of 0.5-
1.0.
Recreational and The CM designation is intended to provide for commercial
Marine Commercial development on or near the bay in a manner that will encourage the
(CM) continuation of coastal- dependent and coastal - related uses, maintain
the marine theme and character, encourage mutually supportive
businesses, encourage visitor - serving and recreational uses, and
encourage physical and visual access to the bay on waterfront
commercial and industrial building sites on or near the bay.
Recreational and Marine Commercial A (CM -A) . Floor area to land,
area ratio of 0.0-
0.3.
Recreational and Marine Commercial B (CM -B) Floor area to land.
area ratio of 0.3-
0.75
Recreational and Marine Commercial C (CM -C) Floor area to land
area.ratio of.0.3-
1.0.
Visitor Serving The CV designation is intended to provide for accommodations, goods,
Commercial (CV) and services intended to primarily serve visitors to the City of Newport
Beach.
Visitor Serving Commercial A (CV -A)
Floor area to land
area ratio of 0.5-
0.75.
Visitor Serving Commercial B (CV -B)
Floor area to land .
area ratio of 0.5-
1.25
Regional Commercial The CR designation is intended to provide retail,
Maximum addition
(CR) entertainment, service, and supporting uses that
of 425,000 square .
serve local and regional residents. Typically, these
feet of retail and
are integrated into a multi- tenant development
supporting uses.
that contains one or more "anchor" uses to
attract 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
Floor area to land
Office (CO-G) administrative and professional offices with limited
area ratio of 0.25 -
accessory retail and service uses.
1.25 .
Page 9
D R A F T L A N D U S E E L E M E N T I
Medical Commercial
The CO -B designation is intended to provide Floor area to land
Office (CO -M)
primarily for medical - related offices, retail, short area ratio of 0.35 -
term convalescent and long -term care facilities, 2.0
research labs, and similar uses.
Regional Commercial
The CO-C designation is intended to provide for Newport Center-
Office (CO -R)
administrative and professional offices that serve Maximum of
local and regional markets, with limited accessory 80,000 additional
retail, financial, service, and entertainment uses. square feet.
INDUSTRIAL DISTRICTS
General Industrial (IG)
The IG designation is intended to provide for a full Floor area to land
range of manufacturing, industrial processing, and area ratio of 0.5-
distribution and storage uses. 0.75
Light Industrial (IL)
The IL designation is intended to provide for a Floor area to land
wide range of moderate to low intensity industrial area ratio of 0.5-
uses, such as light manufacturing and research 0.75
and development, and limited ancillary
commercial and office uses.
MIXED USE DISTRICTS
Mixed Use A (MU -A)
The MU -A designation is intended to provide for the development of
properties for (a) mixed use structures, where the ground floor shall be
restricted to retail and other pedestrian- active uses along the street
frontage and the rear and upper floors used for housing, or [b)
structures containing non - residential 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 housing are prohibited.
Mixed Use Al (MU- The MU -Al designation is intended to provide for
Al) areas in which mixed use buildings integrate
housing and retail uses, or developed exclusively
for retail uses in accordance with the CN or CG
designations.
Mixed Use A2 (MU- The MU -A2 designation is intended to provide for
A2) properties developed comparable to MU -Al,
except the ground Floor of mixed -use buildings
may also be used for office and related functions
and sites developed for non - residential purposes
may also be used for office uses.
Mixed use
buildings: floor
area to land ratio
of .1.5 -2.0; where a
minimum floor
area to land ratio
of 0.35 and
maximum of 0.5
shall be used for
non - residential
purposes.
Non residential
buildings: floor
area to land area
ratio of 0.25 -0.5.
D R A F T L A N D U S E E L E M E N T
Mixed Use B fMU -B)
The MU -B designation is intended to provide for the development of
areas for a horizontally 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 housing with commercial uses.
Mixed Use B1 (MU-
The MU-BI designation is applied to properties
Commercial: floor
B1)
located on the inland side of Coast Highway in
area to land ratio
the Mariners' Mile Corridor. It provides for a
of 0.3-0.5.
horizontal intermixing of uses where (a) Coast
Multi- Family
Highway frontages shall be developed for marine-
Residential: 20.1 -
related and highway - oriented general
26.7 units per net
commercial uses in accordance with CM and CG
are.
designations: and (b) the rear portions of these
and properties located on interior streets may be
Mixed Use
developed for free - standing neighborhood-
Buildings: floor
serving retail, multi - family housing units, or mixed-
area to land ratio
use buildings that integrate housing with retail uses
of 1.5; where a ..
on the ground floor in accordance with the CN,
minimum floor
RM -C, or MU -A designations respectively.
area to land ratio.
of 0.25 and
maximum of 0.5
shall be used for
non- residential
purposes.
Mixed Use 82 (MU-
The MU -B2 designation applies to properties
Office: maximum
82)
located in the Airport Business Park Area. It
of additional
provides for a horizontal intermixing of uses that
360,000 square
may include Regional Commercial Office (CO -R),
feet.
High Density Residential (RH -B), Mixed Use (MU -A),
Industrial:
General Industrial (IG), hotel rooms, and ancillary
maximum of
Neighborhood Commercial (CN) uses. A master
additional 43:000
or specific plans shall be required to assure that
square feet.
the uses are fully integrated and impacts from
their differing functions and activities are fully
Retail: maximum
mitigated.
of additional.
200,000 square
feet. ..
Hotel: maximum of
additional 125
rooms.
Housing:
maximum of. 4,300
3 300 housing units
as. replacement of
office, retail,
and /or industrial.
Mixed Use B3 (MU-
The MU -133 designation applies to properties
Office: maximum
B3)
located in Newport Center. It provides for the
of additional
horizontal intermixing of Regional Commercial
40,000 square feet.
Office CO-R), hotel, High Density Residential (RH-
Housing:
B), and ancillary commercial uses.
maximum of
additional 600
units.
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D R A F T L A N D U S E E L E M E N T I
Hotel: maximum of
additional 125
rooms.
Mixed Use B4 (MU-
The MU -B4 designation applies to properties
Mixed Use
B4)
located in interior parcels of Cannery Village. It
Buildings: floor
provides for multi- family residential with clusters of
area to land area
mixed -use buildings that are cohesively
ratio of 1.5, with
developed to establish the character of a distinct
minimum of floor
neighborhood. Permitted uses include (a)
area to land area
Medium Density Residential (RM -C) and (b) Mixed
ratio of 0.25 and
Use structures, where the ground floor shall be
maximum 0.5 for
restricted to non - residential uses along the street
retail uses.
frontage such as retail sales and restaurants and
Multi- Family
the rear and upper floors used for housing
Residential: 20.1 -
including seniors units and overnight
26.7 units per net
accommodations (MU -Al). Mixed use buildings
acre.
shall be required on parcels at street intersections
and are permissible, but not required, on other
parcels.
Mixed Use C (MU -C)
The MU -C designation is intended to provide for commercial
development on or near the bay 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
housing.
Mixed Use Cl (MU-
The MU -C1 designation is applied to waterfront
Commercial: floor .
C 1)
locations along the Mariners' Mile Corridor in
area to land area
which marine - related uses and housing are
ratio of 0.3 -1.0.
intermixed. Permitted uses include those
Multi- Family
permitted by the CM -C and Medium Density
Residential: 20.1-
Residential (RM -C) designations. A minimum of
26.7 units per net
50% of any lot shall be used for the CM land uses.
acre.
A master or specific plans shall be required to
assure that the uses are fully integrated and
impacts from their differing functions and activities
are fully mitigated.
Mixed Use C2 (MU-
The MU-C2 designation is applied to waterfront
Mixed use
C2)
locations in which marine - related uses may be
buildings: floor
intermixed with buildings that provide housing on
area to land ratio
the upper floors. Permitted uses include those
of 1.5 -2.0; where a
permitted by the CM and Mixed Use A (MU -Al)
minimum floor.
designations. Free - standing housing shall not be
area to land ratio
permitted.
of 0.35 and
maximum of 0.5
shall be used for
non- residential
purposes.
Non residential
buildings: floor
area to land area
ratio of 0.25-0.5.
PUBLIC, SEMI - PUBLIC, AND INSTITUTIONAL
Page 12
Public Facilities (PF) The PF designation is intended to provide public
Floor area to land
and quasi - public facilities, including educational
area ratio of 0.5-
institutions, cultural institutions, government
1.0.
facilities, libraries, community centers, hospitals,
and passive), golf courses, yacht clubs, marina
religious institutions, and utilities.
support facilities, aquatic facilities, tennis courts, .
Open Space (OS) The OS designation is intended to provide areas
Not applicable
fora range of public and private uses to protect,
The TS designation is intended to address the use. Not applicable
maintain, and enhance the community's natural
management, and protection of tidelands and
resources.
submerged lands of Newport Bay and the Pacific
Parks and Recreation
The PR designation applies to land used or Not applicable
(PR)
proposed for active public or private recreational
use. Permitted uses include parks (both active
and passive), golf courses, yacht clubs, marina
support facilities, aquatic facilities, tennis courts, .
and private recreation facilities.
Tidelands and
The TS designation is intended to address the use. Not applicable
Submerged Lands ITS)
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.
Page 13
D R A F T L A N D U S E E L E M E N T I
LU 5.0
COMMUNITY CHARACTER ( "MAINTAINING
THE CHARACTER OF OUR NEIGHBORHOODS
AND DISTRICTS ")
Goals and policies provide for the maintenance and enhancement of Newport Beach's.
residential neighborhoods, commercial districts, employment centers, corridors, and
open spaces, assuring that new development complements and reinforces these
characteristics. In addition to those listed below, community design policies are defined
in LU 6.0 to reflect the specific community character objectives for a number of the City's
districts and corridors.
Residential Neiahborhoods
Goals. f Residential neighborhoods that are well - planned and designed, contribute to
the livability and quality of life of residents, respect the natural environmental
setting, and sustain the qualities of place that differentiate Newport Beach as
a special place in the Southern California region.
All Neighborhoods
LU 5.1.1 Compatible but Diverse Development
Establish property development regulations for residential projects to create
compatible and high quality development. that contributes to neighborhood .
character and is not repetitive.
LU 5.1.2 Compatible Interfaces
Require that the height of development in non - residential and higher, density
residential areas transition as it nears lower density residential areas to
minimize conflicts at the interface between the different types of
development.
LU 5.1.3 Neighborhood Identification
Encourage and support
neighborhoods.
the identification of distinct residential
LU 5.1.4 Neighborhood Maintenance
Promote the maintenance of existing housing units through code
enforcement and promotion of County and local rehabilitation programs,
and public education. This may include providing information, guidance,
and assistance where feasible.
Single Family Detached Neighborhoods
LU 5.1.5 Character and Quality of Single Family Residential Dwellings
Require that housing be designed to sustain the high level of, architectural
design qualify that characterizes Newport Beach's neighborhoods in
consideration of the following principles:
Page 14
D R A F T L A N D U S E E L E M E N T
• Articulation and modulation.of building masses and elevations - to -eveid
the G of "bex like" buildings.
• . Compatibility with surrounding development in density, scale, and street
facing elevations.
■ Architectural treatment of all elevations visible from public places.
• Entries and windows on street - facing elevations to visually 'open" the,
house to the neighborhood.
• Orientation to desirable sunlight and views, while avoiding unreasonably
blocking sunlight for neighboring buildings, respecting the privacy needs
of residents of the development and surrounding properties.
Illustrates articulation of single family housing building volume, variation of rooflines, sheet
orientation, well - defined entries, landscaping, parkways, and minimizaflan of driveway paving. .
LU 5.1.6 Character and Quality of Residential Properties
Require that residential front setbacks and other areas visible from the public .
street be attractively landscaped and driveway and parking paving
minimized.
LU 5.1.7 Renovation and Replacement of Existing Housing Units .
Require that housing units that are renovated and rebuilt in existing single . .
family neighborhoods adhere to the principles for new developments, as
specified by Policy 5.1.5 above. Consider the appropriateness of establishing
single family residential design guidelines ead/er standards, and /or incentives
and review procedures for neighborhoods impacted by significant changes
in building scale and character. 11 1 11 1 1
,
Multi - Family Neighborhoods
LU 5.1.8 Character and Quality of Multi - Family Housing
Require that mufti - family dwellings be designed to convey, a high quality
architectural character in accordance with the following principles:
Building Elevations
■ Treatment of the elevations of buildings facing public streets and
pedestrian ways as the principal fagades with respect to architectural
treatment to achieve the highest level of urban design and neighborhood
quality.
Page 15
D R A F T L A N D U S E E L E M E N T
■ Architectural treatment of building elevations and modulation of mass to
convey the character of separate living units, avoiding the appearance
of a singular building volume.
,
Ground Floor Treatment
■ Where multi - family housing is developed on large parcels such as the
Airport Area and West Newport Mesa:
Set ground -floor residential uses back from the sidewalk or from the
right -of -way, whichever yields the greater setback to provide privacy
and a sense of security and to leave room for stoops, porches and
landscaping.
• Raise ground -floor residential uses above the sidewalk for privacy and
• security,
Require stoops and porches for ground -floor residential units facing
public streets and pedestrian ways.
Illustrates multifamily residential infill townhomes, rowhouses, and apartments. Modulation of
building volume and heights, articulated elevations, and orientation of housing to the street.
■ Where multi - family housing is developed on small parcels, such as the
Balboa Peninsula, the unit may be located directly along the sidewalk
frontage and entries should be setback or elevated to assure adequate
security (as shown below).
Page 16
D R A F T L A N D U S E E L E M E N T I
• Locate lobbies and entry gates on each street and pedestrian -way
frontage.
Roof Desian
■ Modulate roof profiles to reduce the apparent scale of large structures
and to provide visual interest and variety.
Parking
• Design covered and enclosed parking areas to be integral with the
architecture of the housing units' architecture.
Open Soace and Amenity
■ Incorporate usable and functional private open space for each unit.
■ Incorporate common open space that creates a pleasant living
environment with opportunities for recreation.
Commercial Districts
Goof 5.2 Commercial centers and districts that are well- designed and planned, exhibit.. .
a high level of architectural and landscape quality, and are vital places for
shopping and socialization.
Policies
LU 5.2.1 Architecture and Site Design
Require that new development. within existing commercial districts centers
and corridors complement existing uses and exhibit a high level of
architectural and site design in consideration of the following principles:
■ Seamless connections and transitions with existing buildings, except where
developed as a free - standing building.
■ Modulation of building masses, elevations, and rooflines to promote visual
interest.
■ Architectural treatment of all building elevations, including ancillary
facilities such as storage, a4;4—tn)ck loading and unloading, and trash
enclosures.
■ Treatment of the ground floor of buildings to promote pedestrian activity
by avoiding long, continuous blank walls, incorporating extensive glazing
for transparency, and modulating and articulating elevations to promote
visual interest.
■ Clear identification of storefront entries.
Page 17
DRAFT LAND USE E L E M E N T
■ Incorporation of signage that is integrated with the buildings' architectural.
character.
■ Architectural treatment of parking structures consistent with commercial
buildings, including the incorporation of retail in the ground floors where .
the parking structure faces a public street or pedestrian way.
■ Extensive on -site landscaping, including mature vegetation to provide a
tree canopy to provide shade for customers.
■ Incorporation of plazas and expanded sidewalks to accommodate
pedestrian, outdoor dining, and other activities.
• Clearly delineated pedestrian connections between business areas,
parking, and to adjoining neighborhoods and districts (paving treatment,
landscape, wayfinding signage, and so on).
• Integration of building design and site planning elements that reduce the
consumption of water, energy, and other non - renewable resources and
qualify for LEEDS certification.
Illustrates pedestrian- activated commercial 'village" character with buildings fronting onto wide
sidewalks and plazas, outdoor dining, modulation and articulation of building elevations,
integrated signage, orientation of storefronts to the pedestrian, and streetscape amenities.
LU 5.2.2 Parking for Small Scale Neighborhood- Serving Uses
Consider reduced off - street parking requirements for small -scale
neighborhood- serving commercial uses that derive most of.their trade from
walk -in- business (such as convenience stores, coffee shops, hair and nail
salons),, especially where on- street parking is available. (NOTE: STAFF
RECOMMENDS TO DELETE FROM LAND USE ELEMENT AND INCLUDE IN
CIRCULATION ELEMENT)
Page 18
GRAFT LAND USE ELEMENT;
LU 5.2.3 . Buffering Residential Areas
Require that residential areas be adequately buffered from adjoining non-,
residential uses, such as retail commercial and industrial, through the
establishment of performance -based regulations, the removal of non- .
conforming uses, and other tools such as landscape screeening.
LU 5.2.4 Alley Design
Improve and enhance the aesthetic quality of alleys without impacting
service access.
Mixed -Use Districts and Neighborhoods
Goal 5.3 Districts where residents and businesses are intermixed that are designed and
planned to assure compatibility among the uses, that they are highly livable
for residents, and are of high quality design reflecting the traditions of
Newport Beach.
Policies
LU 5.3.1 Moved Use Buildings
Require that mixed -use buildings be designed to convey a high level of
architectural and landscape quality and ensure compatibility among. their
uses in consideration of the following principles:
■ Design and incorporation of building materials and features to avoid
conflicts among uses, such as noise, vibration, lighting, odors, and similar
impacts
■ Visual and physical integration of residential and non - residential uses.
■ Architectural treatment of building elevations . and modulation of their.
massing.
■ Separate and well- defined entries for residential units and non - residential
businesses.
• Design of parking areas and facilities for architectural consistency and
integration among uses.
• Incorporation of extensive landscape appropriate to its, location.
Urbanized streetscapes, for example, would require less landscape along
the street frontage but integrate landscape into interior courtyards and
common open spaces.
Page 19
D R A F T L A N D U S E E L E M E N T
Illustrates mixed -use buildings that integrate ground floor retail and upper floor housing.
Modulated building volumes and articulated elevations, separate entries for retail and housing,
and orientation of the building to pedestrian- oriented streets.
LU 5.3.2 Mixed Use Building Retail Location and Size of Non - Residential Uses
Require that 100 percent of the ground floor of mixed -use buildings be
occupied by retail and other non - residential uses, unless specified otherwise
by LU 6.0 for a district or corridor.
LU 5.3.3 Parcels Integrating Housing and Non - Residential Uses
Require that properties developed with a mix of residential and non-
residential uses be planned to assure compatibility among the uses and
provide adequate circulation and parking. Residential uses should be
seamlessly integrated with non - residential uses through architecture,,
pedestrian walkways, and landscape. They should not be completely
isolated by walls or other design elements.
LU 5.3.4 Districts Integrating Housing and Non - Residential Uses
Require that sufficient acreage be developed for an individual use located in
a district containing a mix of housing and non - residential uses to prevent
fragmentation and assure each use's viability, quality, and compatibility with
adjoining uses. These should be based on the following minimum standards:
■ Commercial: 30,000 square feet of contiguous parcel area
■ Residential: 45,000 square feet of contiguous parcel area
■ Mixed use building: 30,000 square feet of contiguous parcel area
Policies applicable to selected commercial and mixed -use districts:
LU 5.3.5 Pedestrian - Oriented Architecture and Streetscapes
Require that buildings located in pedestrian- oriented commercial and mixed-
use districts be designed to define the public realm, activate sidewalks and
pedestrian paths, and provide "eyes on the street' in accordance with the
following principles:
■ Location of buildings along the street frontage sidewalk, to visually form a
continuous or semi - continuous wall with buildings on adjacent parcels.
■ Inclusion of retail uses characterized by a high level of customer activity
on the ground floor. To insure successful retail -type operations, provide for
transparency, finished floor elevation, floor -to -floor height, depth,
deliveries and trash storage and collection..
Page 20
D R A F T L A N D U S E E L E M E N T
• Articulation and modulation of street facing elevations to promote interest
and character.
• Inclusion of outdoor seating or other amenities that extend interior uses to
the sidewalk, where feasible.
• Minimization of driveways that interrupt the continuity of street facing
building elevations, prioritizing their location to side streets and alleys
where feasible.
Illustrates pedestrian- oriented characteristics or commercial and mixed -use projects, with
transparent and articulated building elevations, wide sidewalks. and streetscape amenities.
LU 5.3.6 Parking Location
Set open, parking lots back from public streets and pedestrian ways and
screen with buildings, architectural walls or dense landscaping. Structured
parking shall not be visible from residential streets or pedestrian ways.
Office and Business Parks
Goal 5.4 Office and business districts that exhibit a high quality image, are attractive,
and provide quality working environments for employees.
Policies
LU 5.4.1 Site Planning
Require that new and renovated office and retail development projects be
planned to exhibit a high - quality and cohesive "campus environment,'
characterized by:
■ Location of buildings around common plazas, courtyards, walkways, and
open spaces, with buildings facing one another and forming common
"building walls."
■ Incorporation of extensive on -site landscaping that emphasizes special
features such as entryways and signage.
Page 21
D R A F T L A N D U S E E L E M E N T
• Use of landscape and open spaces to break the visual continuity of
surface parking lots.
• Common signage program for tenant identification and wayfinding.
• Common streetscapes and lighting to promote pedestrian activity.
• Readily observable site access, entrance drives and building entries and
minimized conflict between service vehicles, private automobiles, and
pedestrians..
Illustrates massing of industrial and commercial buildings around pedestrian - oriented plazas and
open spaces, inclusion of extensive landscape, common signage and streetscapes, and
modulation of building volumes and articulation of elevations.
LU 5.4.2 . Development Form and Architecture
Require that new development of business park, office, and supporting
buildings be designed to convey a unified and high - quality character in
consideration of the following principles:
• Modulation of building mass, heights, and elevations and articulation of
building details to avoid the sense of a single building volume.
• Avoidance of blank building walls that internalize uses with no outdoor
orientation.
• Minimize the mass and bulk of building facades abutting streets.
• Consistent architectural design vocabulary, articulation, materials, and
color palette.
• Clear identification of entries through design elements.
■ Integration of signage with the building's architectural .style and
character.
■ Architectural treatment of parking structures consistent with their primary
commercial or office building.
Page 22"
R AFT LAND USE E L E M E N T
LU6.0
NEIGHBORHOODS, DISTRICTS, AND
CORRIDORS ( "PLACES THAT DISTINGUISH
NEWPORT BEACH")
Goals and policies provide for the maintenance of existing neighborhoods; districts,
corridors, and public and civic uses, managing growth and change to assure that their
character, livability, and economic value are sustained.
Public and Institutional Uses and Districts
The City of Newport Beach contains a diversity of public and institutional uses including
civic and government administrative facilities (City Hall), corporate yards, fire and police
facilities, libraries, cultural institutions, art museum, marine science center, environmental
interpretative center, senior and youth facilities, schools, and medical facilities. Major
public uses include the City Hall, adjoining Lido Village, Police Department in Newport
Center, eight fire stations distributed throughout the community, Central Library in
Newport Center and three branches, OASIS Senior Center in Corona del Mar, and
community facilities available at various locations for residents for recreational and
meeting use. Newport Beach is served by two public and one private high school, one
public and one private middle school, and eight public and four private elementary .
schools. Hoag Hospital is a major medical center that serves the City and region and is .
supported by numerous medical offices and related - facilities.
Goal 6.1 A diversity of governmental service, institutional, educational, cultural, social,
religious, and medical facilities that are available for and enhance the quality
of life for residents and are located and designed to complement Newport
Beach's neighborhoods.
Policies
Permitted Uses
LU 6.1.1 Adequate Community Supporting Uses
Accommodate schools, government administrative and operational facilities,
fire stations and police facilities, religious facilities, schools, cultural, museums,
interpretative centers, and medical facilities to serve the needs of Newport
Beach's residents and businesses.
LU 6.1.2 Location of New Development
Allow for the development of new public and institutional facilities in any
location within the City provided that the use and development facilities are
compatible with adjoining land uses, environmentally suitable, and can be ,
supported by transportation and utility infrastructure.
Design and Development
LU 6.1.3 Architecture and Planning that Complements Adjoining Uses
Ensure that the City's public buildings, sites, and infrastructure are designed to
be compatible in scale, mass, character, and architecture with the district or
Page 23
=DRAFT L A N D U S E E L E M E N T I
neighborhood in which they are located, following the design, and
development . policies for private uses specified by this Plan. Design impacts
on adjoining uses shall be carefully considered in development, addressing
such issues as lighting spillover, noise, hours of operation, parking, local traffic
impacts, and privacy.
LU 6.1.4 Compatibility of Non -City Public Uses
Encourage school and utility districts and other government agencies that are
exempt from City land use control and approval to plan their properties and
design buildings at a high level of visual and architectural quality that
maintains the character of the neighborhood or district in which they are
located and in consideration of the design and development policies for
private uses specified by this Plan.
Strategy
LU 6.1.5 Hoag Hospital
Support Hoag Hospital in its mission to provide adequate facilities to meet the
needs of Newport Beach's residents. Work with the Hospital to ensure that
future development plans consider its relationship to and assure compatibility
with.adjoining residential neighborhoods and mitigate impacts on local and
regional transportation systems.
Residential Neiahborhoods
Newport Beach is a community of distinct residential communities formed by the natural
landscape and the built environment: Many of the City's older communities are located
near the coast, and are characterized by small lots and the close grouping of structures.
Newer residential communities, located east of the bay, have been built according to
specific regulations to encourage their individual characters.
Residential neighborhoods first began to develop on the Peninsula, West Newport,
Balboa Island, and Lido Isle. These early neighborhoods following a traditional subdivision
pattern of homes on streets designed, in a linear grid and are generally pedestrian -
oriented and include alleyways. Some of these older residential areas are within close
proximity of commercial and visitors serving uses and are impacted by limited parking,
noise. and traffic generated by commercial and visitor activities.
When development spread further inland and proceeded north and east, the residential
pattern changed, becoming less traditional, and more suburban in character with
curvilinear streets and ranch style homes on larger lots. Examples of this type of
development are the Westcliff community and Cliff Haven. As housing expanded across
the bay and to the east, new styles such as attached town homes and gated
communities were constructed. The Bluffs and Big Canyon communities illustrate this
type of development.
More recent residential development pattern has resulted in numerous, distinct
neighborhoods with a single builder constructing most or all of the homes. Many of the
these communities were designed as master planned communities allowing for unique
and specialized development standards, as opposed to the application of traditional,
standardized zoning regulations. Examples include Bonita Canyon, Newport Ridge, and
Newport Coast.
Page 24
DRAFT LAND USE ELEM ENT
There are approximately 125 homeowners associations in Newport Beach. These
associations govern the maintenance of common areas and the administration of
Covenants, Conditions, and Restrictions (CC &Rs). Many of these associations are active
in the City's decision making process and may have unique development standards that
are not enforced by the City.
As the community has approached built -out, .little vacant land remains. New
development has focused on non - traditional sites such as infill and mixed -use
development on smaller vacant and underutilized sites in or near commercial areas.
Other residential development issues in the community include the replacement of
original single family homes, duplexes, and triplexes with larger homes. Many of I these
homes are built to the full limit of the City's development regulations in neighborhoods
where most houses are much smaller in scale.
The policy framework for neighborhoods is geared toward strengthening and expanding
the framework of healthy, cohesive, and identifiable neighborhoods throughout the City.
Goal 6.2 Residential neighborhoods that contain a diversity of housing and supporting
uses to meet the needs of Newport Beach's residents and are designed to
sustain livability and a high quality of life.
Policies
LU 6.2.1 Housing Supply
Accommodate a diversity of housing that meets the needs of Newport
Beach's population and fair share of regional needs in accordance with the
Land Use Plan's designations, applicable density standards, design and
development policies, and the adopted Housing Element.
LU 6.2.32 Allowing Rebuilding
Legal non - conforming residential structures shall be brought into conformity in
an equitable, reasonable, and timely manner as rebuilding occurs. Limited
renovations that improve the physical quality and character of the buildings
may be allowed. Rebuilding after catastrophic damage or destruction due
to a natural event, an act of public enemy, or accident may be allowed in
limited circumstances that do not conflict with the goals of the Land Use
Element. .
LU 6.2.43 Housing Affordability
Encourage the development of housing units that are affordable for those
employed in the City.
LU 6.2.54 Accessory Units
Permit conditionally the construction of one granny unit (accessory age -
restricted units for one or two adult persons who are sixty years of age or
older) per single family residence within single family districts, provided that
such units meet set back, height, occupancy, and other applicable
regulations set forth in the Municipal Code.
Page 25
D R A F T L A N D U S E ELEMENT
LU 6.2.65 Neighborhood Supporting Uses
Allow for the integration of uses within residential neighborhoods that support .
and are complementary to their primary function as a living environment such
as. schools, parks, community meeting facilities, religious facilities, and .
comparable uses. SyG4These uses shall be designed to assure compatibility
with adjoining housing addressing such issues as noise lighting, and parking.
LU 6.2.7-6 Home Occupations
Allow for home occupations in Newport Beach's residential neighborhoods
provided that they do not adversely impact traffic, parking, noise, lighting,
and other neighborhood qualities.
LU 6.2.67 Care Facilities
Regulate Day Care and Residential Care facilities to the maximum extent
allowed by Federal and State law to minimize impacts on residential
neighborhoods.
LU 6.2.298 Manufactured Housing
Continue to permit by right manufactured housing on individual lots in
residential zones as per State law. Ensure compatibility with surrounding
conventional dwelling uses by continuing to provide design standards for
manufactured homes.
LU 6.2.249 Private Open Spaces and Recreational Facilities
Require the open space and recreational facilities that are integrated into
private residential development are permanently preserved as part of the
development approval process and are prohibited from converting to
housing or other types of land uses.
LU 6.2.2-210 Gated Communities
grehibit- Discourage the creation of new private entry gates in existing
residential neighborhoods that currently do not have a gate located at the
entrance of the community.
Page 26
111111111111111DRAFT LAND USE ELEMENT
Districts
Districts are uniquely, identifiable by their common functional role, mix of uses,
density /intensity, physical form and character, and /or environmental setting. Generally,
they encompass large areas that often extend equally in length and breadth. They
represent common gathering places for commerce, employment, entertainment,
culture, and for living.
While Newport Beach contains many districts, the General Plan policies in the following.
sections focus on those that are likely to change over the next 20 years as existing viable
districts are enhanced, underperforming properties are revitalized, and opportunities are . .
provided to accommodate the City's fair share of regional housing needs. Policies are
directed to the management of these changes to assure that they complement the
characteristics that are valued by Newport Beach's residents.
Development in each. district will adhere to policies for land use type : and
density /intensity (LU 4.1, Table 1) and community character (LU 5.0), except as amended
in this section of the Plan.
The goals and policies for each district are preceded by a description of its uses and
characteristics in 2005 and public input from the General Plan Update Visioning Process
and Public Workshops that was considered in their formulation.
Banning Ranch
Located within the City's Sphere of .Influence (SOI), the Banning Ranch area
encompasses approximately 518 acres, of which 465 acres (includes 47 acres of water
features) are under the jurisdiction of Orange County, and 53 acres within the jurisdiction
of the City of Newport Beach. Banning Ranch is located in the western -most portion of
the Newport Beach Planning Area, north of Coast Highway and the Newport Shores
residential community, immediately east of the Santa Ana River, and west and south of
residential and industrial uses. The eastern portion of the site is higher in elevation and
contains the western edge of Newport Mesa that,slopes,gently from east to west. Bluffs
form the western edge of the mesa, and are located in the central portion of the
Banning Ranch area. The western portion of. the site, which is lower in elevation, .
historically contained a tidal marsh associated with the Semeniuk Slough and Santa Ana
River.
Currently, the Banning Ranch area is primarily undeveloped with some historic oil
extraction infrastructure .located in the central and southern portions of the site, that
includes wells, pipelines, buildings, improved and unimproved roads, and open storage
pipes and machinery. Oil extraction activities date back at least 75 years-
Although the Banning Ranch. site contains an assemblage of diverse habitats that have
been historically disturbed, when this area is considered with the contiguous Semeniuk
Slough and restored wetlands, it provides wildlife with a significantly large; diverse area
for foraging, shelter, and movement. Biological studies performed for Banning Ranch
indicate that, while disturbance associated with oil activities diminishes the quality of
existing habitat to some extent, overall, the area should be regarded as, relatively high -
quality wildlife habitat due to its size, habitat diversity, and continuity with the adjacent
Semeniuk Slough and Federally- restored wetlands.
Page 27
D R A F T L A N D U S E E L E M E N T
A preliminary field evaluation of Banning Ranch was conducted by a consultant as a
general indicator of the presence of habitat and species that may be subject to
regulatory review. Based on this analysis, the property is estimated to contain
approximately 69 acres with a habitat value rank of "1," which are primarily
concentrated in the northwestern portion of the site. These areas are considered to have
a high biological resource value, and are likely to require a resource permit from federal
and /or State agencies prior to development. Other areas scattered throughout the site
may also be of biological value but to a lesser extent. Areas with a rank of "T
(approximately 96 acres) may need a resource permit for development, where
additional studies would be required to make this determination. More than likely, areas
with a rank of "Y (approximately 118 acres) contain habitat and species that are not
likely to require resource permitting for development. Resource permitting would likely
result in the need for mitigation measures associated with development such as payment
of mitigation fees, habitat restoration, or off -site habitat replacement. The actual
acreage subject to environmental permitting will be determined in subsequent studies to
be conducted in accordance with state and federal regulations.
Rank
Acres
1
69 _
2
96 _
3
118
Total
283
Additionally, Banning Ranch exhibits distinctive topography that is a physical and visual
resource for the community. The property is divided into lowland and highland mesa
areas. Bluff faces traverse the property generally in a north -south direction, separating
these and forming an important visual backdrop from West Coast Highway. Drainage
from upland areas in and adjoining the City of Costa Mesa formed a number of arroyos
with riparian habitats. The bluff face geology is highly erosible and has experienced
sliding over the years. Figure _ illustrates these constraints.
During the visioning process, residents were divided in opinion regarding the future, of
Banning Ranch. Many residents preferred preserving Banning Ranch as open space at
the beginning of the public process. However, many participants in the process later
indicated their willingness to support some development of the property if it would
generate revenue to help fund preservation of the majority of the property as open
space.
If Banning Ranch is developed as a residential community, public input indicated the
desire to protect and preserve wetlands, important habitats, natural drainages, the
bluffs, public view corridors, restricting the height and size of homes, and establishing
large setbacks to protect the bluffs.
Page 28
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D R A F T L A N D U S E E L E M E N T I
Gool 6.3 Preferably a protected open space amenity, with restored wetlands and
habitat areas, as well as active parklands to serve adjoining neighborhoods.
Policies
Land Uses. .
LU 6.3.1 Primary Use
Open space, including significant active parklands that serve adjoining
residential neighborhoods if the site is acquired through public funding.
Strategy
LU 6.3.17 . Acquisition for Open Space
Support the active pursuit of the acquisition of the Banning Ranch as
permanent open space, which may be accomplished through the issuance
of state bonds, environmental mitigation fees, purchase by private entities,
developer dedication, and similar techniques.
Goal 6.4 If acquisition for open space is not successful, a high quality residential
community with supporting uses that provides revenue to restore and protect
wetlands and important habitats.
Policies
Land Uses
LU 6.4.1 Alternative Use
If not acquired for open space, the site may be developed as a residential
village, containing a mix of housing types, limited supporting retail, visitor
accommodations, school, and active parklands, with a PGFtGR
maiority of the property {66- 7&%}preserved as open space.
Development Density /Intensity and Capacity
Note: These represent general development capacity estimates, with the...
property's ultimate development footprint and capacity determined through
required federal and state regulatory environmental permitting processes and
a planned community development plan approved by the City of Newport
Beach.
LU 6.4.2 Residential
Accommodate a maximum of 4,37.5-_L75 residential units, which shall consist
of a mix of single family detached, attached; and multi - family units to provide
a range of choices and prices for residents.
LU 6.4.3 Retail Commercial
�. Accommodate a maximum of 7,r)-, 35.000 square feet of retail commercial
uses that shall be oriented to serve the needs of.local and nearby residents.
Page 30
D R A F T L A N D U S E E L E M E N T I
LU 6.4.4 Overnight Accommodations
Accommodate a maximum of 75 rooms in a small boutique hotel, "bed and,
breakfast," or other overnight accommodations.
Desian and Development
LU 6.4.5 Planned Residential Village
Require that Banning Ranch, if not retained as open spade, be developed as
a cohesive urban, form that provides the sense of a complete and identifiable
neighborhood. Establish a development pattern that ties together individual
uses into a cohesive neighborhood addressing the location and massing of
buildings, architecture, landscape, connective street grid and pedestrian
walkways and trails, use of key landforms,. and similar elements.
LU 6.4.6 Approaches for a Livable Neighborhood
Site and design development to enhance neighborhood quality of life by:
■ Establishing a pattern of blocks that promotes access and neighborhood
identity.
■ MiRip�izing sfree' •,- #h Desian streets to slow traffic eaae#e
ia#iraasy, while maintaining acceptable fire protection and traffic flows.
■ Integrating a diversity of housing types within a neighborhood, while..
ensuring compatibility among different housing types.
■ Orienting and designing the housing units to relate to the street frontage.
■ Locating and designing garages to minimize their visual dominance from
the street.
■ Incorporating sidewalks and parkways to foster pedestrian activity.
■ Promoting architectural diversity.
LU 6.4.7 Neighborhood Structure and Form
Establish a "village center" containing local serving commercial; parks,
community meeting facilities, hotel, and /or other amenities as the focal point.
Buildings in the village center shall front onto and form a common building
wall along sidewalks and be designed to enhance pedestrian activity (e.g.,
Visual transparency and facade modulation and articulation), .integrating
plazas and open spaces for public events.
LU 6.4.8 Open Space Network and Parklands
Establish a framework of trails, parklands, and natural habitats that provide
the framework around which the residential village's uses are developed and
interconnect housing districts, the village center, other uses, and open
spaces.
LU 6.4.9. Circulation
Require that a major ungated thoroughfare be provided through the
property linking Coast Highway with Newport Boulevard to relieve congestion
at Superior Avenue, if the property is developed.
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D R A F T L A N D U S E E L E M E N T I
LU 6.4.10 Sustainable Development Practices
Require that any development of Banning Ranch achieve high levels of. .
environmental sustainability that reduce pollution and consumption of
energy, water, and natural resources to be accomplished through land use
patterns and densities, site planning, building location and design,
transportation and utility infrastructure design, and other techniques. Among
the strategies that should be considered are the concentration of
development; reduction of vehicle trips, 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, architectural
elements that reduce heat gain and loss, and preservation of wetlands and
other habitats. FF^ 4;fi `' id bi f' e fee vl..,. iRg o.,Rt=hg
development.
Strateav
LU 6.4.11 Comprehensive Site Planning and Design
Require the preparation of a master development or specific plan for any
development on the Banning Ranch specifying lands to be developed,
preserved, and restored, land uses to be permitted, parcelization, roadway
and infrastructure improvements, streetscape. improvements, development
regulations, architectural design and landscape guidelines,, processes for oil
operations consolidation, habitat preservation and restoration plan,
sustainability practices plan, financial implementation, and other appropriate
elements.
Policies Pertaining to Both Land Use Options (Goals 6.3 and 6.4)
Permitted Uses
LU 6.5.1 . Oil Operations
Relocate and cluster, oil operations.
LU 6.5.2 Parks
Accommodate a park that contains active playfields that ere may be lighted
and is of sufficient acreage to serve adjoining neighborhoods and, if
developed, residents of Banning Ranch.
LU 6.5.3 Habitat and Wetlands
Restore and enhance wetlands and wildlife habitats, in accordance with the
requirements of state and federal agencies.
Design and Development
LU 6.5.4. Relationship of Development to Environmental Resources
Require that development be located and designed to preserve wetlands,
drainage courses, bluff faces, and other important resources and located to
be contiguous and compatible with existing and planned development
along its eastern property line. Development shall be set back from the bluff
faces, along which shall be located a linear park to provide public views of
the ocean, wetlands, and surrounding open spaces.
Page 32
RAFT LAND USE ELEMENT
Strategy
LU 6.5.5 Coordination with State and Federal Agencies
Work with appropriate state and federal agencies to identify wetlands and
habitats to be preserved and /or restored and those on which development
will be permitted.
West Newport Mesa
The West Newport Mesa area contains a mix of residential, office, retail, industrial, and .
public uses. It is immediately abutted by Hoag Hospital, the City of Costa Mesa to the
north, and Banning Ranch to the west. Development in the area dates back to the mid -
twentieth century.
Hoag Hospital is a major activity center that continues to affect development in the
area. It generates a strong market for the development of uses that support the
hospital's medical activities such as doctors' offices, convalescent and care facilities,
medical supply, pharmacy, and similar uses. Retail commercial uses serve medical
purposes, as well as nearby residents.
Northern portions of the area are largely developed with light manufacturing, research, .
and development, and business park uses. In many respects, these transition with
comparable patterns of development in the Westside Costa Mesa area to the north.. A
number of Newport Beach's marine- related businesses have relocated to the area over
recent decades as coastal land values have escalated. Most of the properties are
developed for single business tenants and have little. landscape, or architectural .
treatment, typical of older industrial districts of Southern California.
The majority of properties between the industrial uses and medical center are developed
with multi - family uses, including a few mobile home parks. The latter represent a
resource of affordable housing in the City. These are interspersed with a school and
other civic uses.
The area's considerable mix of uses is not always complementary, nor at its edges where
it abuts residential neighborhoods and other uses.
Visioning process participants indicated that the West Newport Mesa area would benefit
from revitalization. The development of additional medical offices and other facilities .
supporting Hoag Hospital and additional housing were widely endorsed. Participants
were divided in their support for the retention of industrial uses.
Goa16.6 A medical district with peripheral medical services and research facilities that
support the Hoag Hospital campus within a well - planned residential
neighborhood, enabling residents to live close to their .jobs and reducing
commutes to outlying areas.
Page 33
DRAFT LAND USE ELEMENT
Policies
Land Uses (refer to Figure 3)
LU 6.6.1 Hospital Supporting Uses Integrated with Residential Neighborhoods
Prioritize the accommodation of medical - related and supporting facilities on
properties abutting the Hoag Hospital complex (areas designated as "CO-
M") with opportunities for new housing (areas designated as "RH -A ").
LU 6.6.2 Housing Types
Promote the development of a mix of housing types and building scales
within the densities permitted by the "RH -A" designation, which may include .
single- family attached, townhomes, apartments, flats, and comparable units.
LU 6.6.3 Mobile Home Parks
Encourage the conservation and enhancement of the existing mobile home
parks as a source of affordable work force housing.
Design and Development
LU 6.6.4 Building Height and Mass
Permit medical- related and residential buildings to be constructed to a
maximum height of five (5) stories, within the prescribed intensity and density
limitations. This will provide the opportunity for the development of more
slender buildings that provide additional open space at grade and reduced .
building bulk, as well as adequate parking.
Strateav
LU 6.6.5 Cohesive and Integrated Medical Campus Development
Work with property owners and encourage the development of a master
plan for streetscape, pedestrian, signage, and other improvements that
contribute to a definable district. Land use boundaries delineated on the
Land Use Diagram may be modified by a master plan to achieve cohesive
districts that integrated o variety of land uses.
LU 6.6.6 Livable Residential Neighborhood
Work with property owners and encourage the preparation of a mosterplan.
for the residential neighborhood defining park and streetscape improvements
that provide amenity for local residents and enhance the area's identity.
Goal 6.7 A light industrial district that transitions between the Hoag Hospital medical
and residential community and industrial uses in the City of Costa Mesa,
providing. opportunities for needed uses that cannot be accommodated
elsewhere in Newport Beach.
Page 34
MID RAFT L A N D U S E E L E M E N T
Policies
Land Uses (refer to Figure 3- designated as " IL ")
LU 6.7.1 Primary Uses
Encourage the development of small -scale incubator industries.
LU 6.7.2 Marine Based Businesses
Encourage and provide incentives for the relocation of marine -based
Newport Beach businesses, including boat storage and recreational vehicles,
to properties retained for industrial purposes (sub -area "B ").
Balboa Peninsula
The Balboa Peninsula is comprised of a series of districts linked by the Newport
Boulevard /Balboa Boulevard commercial and residential corridor. These include Lido
Village, Cannery Village, McFadden Square, Balboa Village, and surrounding residential
neighborhoods.
Lido Villaae
Lido Village is primarily developed with commercial uses including grocery stores, .
restaurants, salons, home furnishings, apparel, and other specialty shops ranging from .
units. It also includes Lido Marina Village, a pedestrian- oriented waterfront development
that includes visitor - serving commercial uses, specialty stores, and marine uses. . Lido
Village's southern edge contains specialty retail and restaurants, the Civic Center, and
churches.
Lido Marina Village has experienced a high number of building vacancies and many,
retail stores are underperforming. Parking is limited. Multiple property ownerships have
traditionally inhibited cohesive and.integrated development.
Lido Village has a unique location at the turning basin in Newport Harbor. The channel is
wider than in other locations, providing an opportunity for waterfront commercial uses
that will not negatively impact residential uses across the channel.
Cannery Village
Cannery Village is the historic center of the City's commercial fishing and boating
industry and contains a mix of small shops, art galleries, professional offices, and service
establishments. Marine - related commercial (boat sales) and marine - related .industrial
uses (boat repair) are also found in the area. Redevelopment of properties for
residential, loft, and mixed residential and commercial uses, including live /work facilities,
appears to be an emerging trend. Older developments include some single - family
residential units combined with commercial uses on single lots. Although the residential
component of mixed use projects has performed well, there has been. less success in
attracting the commercial uses envisioned for the area particularly on the waterfront.
A Specific Plan has been developed to guide more cohesive development in the future.
Many of the land uses are fragmented; with multiple property ownerships that has
hindered cohesive and integrated development.
Page 36
D RAFT L A N D U S E E L E M E N T
McFadden Sauare
McFadden Square surrounds the Newport Pier and extends between the ocean front
and harbor. It was the center of the City's early shipping industry. Located adjacent to
Newport Pier is the Dory Fishing Fleet. The fleet and open -air fish market have operated
at this location since the fleet's founding in 1891 by Portuguese fishermen. The last . .
remaining fleet of its type, it is a designated historical landmark.
Commercial land uses are largely concentrated in the strips along Balboa and Newport
Boulevards, with residential along the ocean front and marine - related uses fronting the
harbor. Numerous visitor - serving uses include restaurants, beach hotels, tourist - oriented
shops (t -shirt shops, bike rentals, and surf shops), as well as service operations and
facilities that serve the Peninsula. There are several bars.in the area with some featuring
live music, especially along the ocean front. Historically, the area has been known for its
marine- related industries such as shipbuilding and repair facilities.and boat storage on
the harbor, some of which have been in continuous operation for over fifty years. Public
parking is available in three lots, which primarily serve the beach users, tourists, and the
restaurant patrons.
Much of the McFadden Square area is pedestrian- oriented, with storefronts facing the,
street, the presence of signage at a pedestrian scale, and outdoor furniture, providing a
pleasant environment for visitors. However, certain areas present difficulty for pedestrian .
street crossing. Specifically the intersection of Newport and Balboa Boulevards, known as
"Mixmaster" is one such crossing as the roadway configuration at this location allows
traffic flow from different directions and the street is wide.
Balboa Village
Balboa Village is the historic center for recreational and social activities on the Peninsula.. .
It has had a strong marine heritage, and has attracted fishermen, recreational boaters,
summer residents,.ond beachgoers. Many of the retail uses are visitor - oriented and
seasonal in nature, including a "fun zone" along Edgewater Place that contains
entertainment uses. Marine - related commercial uses, including ferries to Balboa and
Catalina Islands and harbor tours, are present in the area. In general, Balboa Village is .
pedestrian - oriented with articulated building facades, and , signage, that is pedestrian
scale. The Balboa Village core is surrounded by residences, with isolated pockets, of
commercial uses scattered along Balboa Boulevard, Peninsula Park also serves the area.
Balboa Village and the greater Peninsula have experienced a transition to year -round
residential occupancy while the visitor uses have continued. Cumulatively, there is more
commercial space than can be supported by local residents, and marginal commercial .
space is used by businesses that are seasonal and do not thrive throughout the year.
A specific plan has guided development in Balboa Village ( "Central Balboa ") since 1997.
The Plan's vision consisted of aesthetic improvements such as landscaping, pedestrian
amenities, and design standards. It addressed property maintenance standards, parking
district implementation, and circulation improvements. Additionally, it sought to establish
a "family marine recreation theme," upgrade the Fun Zone, and improve the quality and
mix of commercial tenants. The City has implemented some of this vision with a number
of public improvements within the last few years, which include: the addition of street
furniture, lighting,, landscaping, widened sidewalks, and decorative paving.
Page 37
DRAFT LAND USE ELEMENT J
Public Input
Participants in the Visioning process indicated that Lido Village, Cannery Village,
McFadden Square, and Balboa Village need continuing revitalization and the City could
be proactive in creating a vision for reinforcement of Lido Village and McFadden Square
as primary activity nodes with the interior of Cannery Village allocated for housing or.
mixed -use. development. The integration of uses in these areas and the habor and bay .
was emphasized. While overnight lodging was not supported in the Visioning process
survey and public meetings, in the opinion of the General Plan Advisory Committee
smaller bed and breakfast and boutique hotels could be designed and scaled to
complement the pedestrian- oriented village character of Lido Village, McFadden
Square, and Balboa Village, as well as help the City's fiscal balance through the revenue
that would be contributed.
The public also supported the concentration of commercial uses in the core of Balboa
Village, with the re -use of outlying commercial properties for housing, and priority for
water- oriented and visitor - serving commercial uses. Additionally, Balboa Village was
identified as a suitable location for mixed -use development.
Areawi e
Goa[6.8 A series of commercial, visitor- serving, marine related, civic, and residential
neighborhoods that are vibrant throughout the year, differentiated by:their
historic and functional characteristics, and architectural style, yet integrated
by streetscape amenities.
Policies
LU 6.8.1 Urban Form
Establish development patterns that promote the reinforcement of Balboa .
Peninsula's pedestrian scale and urban form as a series of distinct centers/
nodes and connecting corridors.
LU 6.8.2 Component Districts
Lido Village and McFadden Square should be emphasized as the primary
activity centers of the northern portion of the Peninsula, linked by retail. and
marine- related commercial corridors along Newport Boulevard and the Bay
frontage, which together surround a residential core in the inland section of ..
Cannery Village. Balboa Village will continue to serve as the primary center
of the lower Peninsula, surrounded by residential neighborhoods along and
flanking Balboa Boulevard.
LU 6.8.3. Marine - Related Businesses
Protect and encourage marine- related businesses to locate and expand on .
the Peninsula unless present and foreseeable future demand for such facilities
is already adequately provided for in the area.
LU 6.8.4, Shared Parking Facilities
Encourage the development of shared parking facilities and management
programs among private property owners that provides for adequate parking
for residents, guests, and business patrons.'
Page 38
D R A F T L A N D U S E E L E M E N Tj
LU 6.8.5 Quality of Place /Streetscapes
Develop a plan and work with property owners and businesses to fund: and
implement streetscape improvements that improve Balboa Peninsula's visual
quality, image, and pedestrian character. This should include well- defined
linkages among individual districts, between the ocean and Bay, and along
the Bay frontage, as well as streetscape and entry improvements that
differentiate the character of individual districts.
Illustrates streetscape amenities including wide sidewalks, trees providing shade for pedestrians,
benches and outdoor seating, and pedestrian - scaled signage and lighting.
LU 6.8.6 Historic Character
Preserve the historic character of Balboa Peninsula's districts by offering
incentives for the preservation of historic buildings and requiring new
development to be compatible with the scale, mass, and materials of existing
structures, while allowing opportunities for architectural diversity.
LU 6.8.7 Property Improvement
Provide incentives for and work with property owners to improve their
properties and achieve the community's vision for the Balboa Peninsula.
Lido Village (refer to Figure 5- designated as "MU -C2," "CN," and "MU -A 1" NOTE: GPAC
RECOMMENDS THE REDESIGNATION OF SUB -AREA 'A' AS 'VISITOR COMMERCIAL' FROM
MIXED USEI
Goal 6.9 A pedestrian - oriented village environment that reflects its waterfront location,
providing a mix of uses that serves visitors and local residents..
Policies
Land Uses
LU 6.9.1 Priority Uses
Encourage uses that take advantage of Lido Village's location at the
Harbor's turning basin and its vitality and pedestrian: character, including
visitor - serving and retail commercial, small lodging facilities (bed and
breakfasts, inns), and mixed -use buildings that integrate, housing with retail
uses on interior parcels (sub -area "B').
Page 39
D R.A F T L A N D U S E E L E M E N T
LU 6.9.2 Discouraged Uses
Discourage the development of new office uses on the around floor of
buildinas that do not attract customer activity to improve the area's
pedestrian character and restrict the development. of housing along the
waterfront to the upper floors of buildings above water - related, visitor- serving
commercial, and.sinnilar uses.
Cannery Village
Interior Parcels (designated as "MU -64 ")
Goo/ 6.10 A pedestrian- oriented residential neighborhood that provides opportunities
for live /work facilities and supporting retail uses.
Policies
Land Uses
LU 6.10.1 Priority Uses
Allow multi - family housing, ' ,
dweAiac@, and mixed -use buildings that integrate residential above retail or
live -work units throughout Cannery Village.. Require mixed -use or live -work
buildings to be developed on corner parcels.
Design and Development
LU 6.10.2 Residential Character and Architecture
Require that residential buildings be designed to contribute to an overall
neighborhood character, locating buildings along the street frontage.to form
a continuous or semi- continuous building wall.
LU 6.10.3 Specific Plan Guidelines
Utilize design and development guidelines for Cannery Village identified in
the Cannery Village /McFadden Square Specific Plan District.
Bayfront Parcels (designated as "MU -C2 ")
Goal 6.11 A water - oriented district that contains uses that support and benefit from its. ..
location fronting onto the bay, as well as provides new opportunities for
housing.
Policies
Land Uses
LU.6.11.1 Priority Uses
Accommodate water- oriented commercial and supporting uses that support
harbor recreation and fishing activities, and mixed -use structures : with .
residential above ground level water- oriented uses.
Page 41
DRAFT LAND USE ELEMENT
McFadden Sauare West and East of Newport Boulevard (designated as "MU -C2" )
Goal 6.12 A pedestrian- oriented village that reflects its location on the ocean, pier, and
bay front, serving visitors and local residents.
Policies
Re�Land Uses
LU 6.12.1 Priority Uses
Accommodate visitor- and local - serving uses that take advantage of
McFadden Square's waterfront setting including specialty retail, restaurants,
and small scale overnight accommodations, as well as mixed use buildings
that integrate housing with ground level retail.
Design and Development
LU 6.12.2 Specific Plan Guidelines
Utilize design and development guidelines for McFadden Square identified in
the Cannery Village /McFadden Square Specific Plan District.
Balboa Village
Goal 6.13. An economically viable pedestrian oriented village that serves local residents,
visitors, and provides housing in proximity to retail uses, entertainment,: and
recreation.
Policies
Priority Uses (refer to Figure 6)
LU 6.13.1 Village Core (designated as "MU-Al")
Encourage -s4AF ea4 -local- and visitor- serving retail commercial and mixed
use buildings that integrate housing with ground level retail on properties.
LU 6.13.2 Bay Frontage (designated as """'T e- Ci- CV -A')
Prioritize water- dependent, marine- related retail and services, and visitor -
serving retail.
LU 6.13.3 Commercial Properties out of Village Core (designated as "RM -B ")
Promote re -use for housing
baits }.
Design and Development
LU 6113.4 Streetscapes
Promote the completion of enhancements to Balboa Village's
+Fersireetscapes to enhance the area's visual quality and
character as a pedestrian - oriented environment. .
Page 42
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Strateav
LU 6.13.5 Enhancing Balboa Village's Viability and Character
Provide incentives for owners to improve their properties, to develop retail
uses that serve adjoining residential neighborhoods, and retain and develop
marine - related uses along the harbor frontage.
Newport Center /Fashion Island
Newport Center /Fashion Island is a regional center of business and commerce that
includes major retail, professional office, entertainment, recreation, and housing in a
master planned mixed -use development. Fashion Island, a regional shopping center,
forms the nucleus of Newport Center, and is framed by this mixture of office,
entertainment, residential, and housing. Newport Center Drive, a ring road that surrounds
Fashion Island, connects to a number of interior roadways that provide access to the
various sites within the Center and to the four major arterials that service this
development. High -rise office and hotel buildings to the north of the Center form a visual
background for lower rise buildings and uses to the south and west.
Interspersed in the Newport Center area are two hotels, public and semi - public uses
including the Newport Beach Police and Fire Departments and Orange County Museum
of Art, and entertainment uses (along the perimeter of Newport Center Drive). It is also
the location of a transportation center, located at San Joaquin Hills Road and MacArthur
Boulevard. Multi- family housing is located east of the Police Department. Lands
adjacent to Coast Highway and Jamboree Road are developed for the Newport Beach
Country Club and Balboa Bay Tennis Club, with adjoining single- family attached
residential uses.
While master planned, the principal districts of Newport Center /Fashion Island are
separated from one another by the primary arterial corridors.. Fashion Island is
developed around an internal pedestrian network and surrounded by parking lots,
providing little or no connectivity to adjoining office, entertainment, or residential areas.
The latter also contain internal pedestrian circulation networks surrounded by parking. .
and are disconnected from adjoining districts.
Early in the Visioning process a majority of residents and businesses supported little or no
change to Newport Center, except for new hotels. However, some supported growth for
existing companies, expansion of existing stores, and moderate increases for new
businesses. Some participants favored mixed -use development and stressed the need
for more affordable housing in particular. During development of the General Plan,
public input reflected moderate to strong support for the expansion of retail and
entertainment uses in Fashion Island, including the development of another retail anchor..
Goal 6.14 A successful mixed -use district that integrates an economic and commercial
centers serving the needs of Newport Beach residents and the sub - region,
with expanded opportunities for residents to live close to jobs, commerce,
entertainment, and recreation, and is supported by a pedestrian - friendly
environment..
Page 44
D R A F T L A N D U S E E L E M E N T
Policies
Land Uses (refer to Figure 8)
LU 6.14.1 Fashion Island ( "CR" designation)
Provide the opportunity for an additional anchor tenant,. other retail, and /or
entertainment and supporting uses that complement, are integrated with,
and enhance the economic vitality of existing development.
LU 6.14.2 Newport Center ( "MU -133," "CO -R," and "CO -M" designations)
Provide the opportunity to expand housing, and hotel uses, but limit
additional office development to the renovation and /or limited expansion of
existing businesses.
Design and Development
LU 6.14.3 Development Scale
Reinforce the original design concept for Newport Center by concentrating
the greatest building mass and height in the northeasterly section along San
Joaquin Hills Road, where the natural topography is highest and progressively .
scaling down building mass and height to follow the lower elevations toward
the southwesterly edge along East Coast Highway.
LU 6.14.4 Urban Form
Require that some new development be located and designed to orient to ...
the inner side of Newport Center Drive, establishing physical and visual
continuity that diminishes the dominance of surface parking lots and
encourages pedestrian activity.
LU 6.14.5 Pedestrian Connectivity and Amenity
Require that pedestrian access and connections among uses within the
district be improved with additional walkways and streetscape amenities
concurrent with the development of expanded and new uses.
LU 6.14.6 Fashion Island Architecture and Streetscapes.
Require that new development in Fashion Island complement and be of
equivalent or higher design quality than existing buildings. Additionally, new
buildings shall be located on axes connecting Newport Center Drive with
existing buildings to provide visual and physical connectivity with adjoining
uses, where practical.
Page 45
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Airport Area
The Airport Area encompasses the properties abutting and east of John Wayne Airport
and is in close proximity to the Irvine Business Complex and University of California, Irvine.
This proximity has influenced the area's development with uses that support the airport
and university, such as research and development, high technology industrial and visitor-
serving uses, such as hotel and car rental agencies. A mix of low, medium, and high rise
office buildings predominate, with lesser coverage of supporting multi- tenant
commercial, financial, and service uses. A .number of buildings are occupied by,
corporate offices for industry and financial uses. Koll Center, at MacArthur Boulevard
and Jamboree Road, was developed as a master planned campus office park.
Manufacturing uses occupy a small percentage of the Airport area. Three large hotels
have been developed to take advantage of their proximity to the Airport, local
businesses, and those in the nearby Irvine Business Complex.
Areas immediately abutting the Airport, referred to as the "campus tract," contain a
diverse mix of low intensity industrial, office, and airport related uses, including a number
of auto - related commercial uses including corwash, auto - detailing, rental, repair, and
parts shops. In comparison to properties to the east, this area is underutilized and less
attractive.
Development in the Airport Area is restricted due to the noise impacts of John Wayne
Airport. Much of the southwestern portion of the area is located in the 65 dBA CNEL,
which is unsuitable for residential and other "noise- sensitive" uses. Additionally, building
heights are restricted for aviation safety.
Recent development activity in the City of Irvine's Business Complex, to the north, has
included the transfer of development rights, bringing more intense development closer
to the Airport Area, and resulting in the conversion of office to residential entitlement. This
activity is changing the area to a mixed -use center.
Through the Visioning process and preparation of the General Plan, the public preferred
revitalization of the Airport Area with income generating land uses. Generally, a range of
development types were acceptable as long as traffic is not adversely affected.
However, a majority believed that the Airport Area is urban in character, different than
other City neighborhoods. Additional density and traffic congestion were considered
more acceptable here than other parts of the City. There was strong support for, new
hotels and broad consensus on mixed -use development with residential and revenue -
generating uses.
Goal 6.15 A mixed -use community that provides jobs, housing, and supporting services
in close proximity, with pedestrian- oriented amenities that facilitates walking
and enhance livability.
Policies
Urban Form and Structure (refer to Figure 10)
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.
Page 47
DRAFT LAND USE ELEMENT
Business Park Districts (sub -area C- "MU -B2" designation).
Land Uses
LU 6. 5.2 Priority Uses
Accommodate office, research and development, and similar .uses that
support the primary office and business park functions, as prescribed for the .
"CO -R" designation, while allowing for the re -use of properties for the
development of cohesive residential villages that are integrated with business,
park uses.
LU 6.15.3 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 housing
development.
Campus Tract (sub -area B "MU -B2" designation)
Land Uses
LU 6.15.4 Primary Uses
Accommodate office, industrial, retail, automobile service, hotels, and
comparable uses that are related to and support the functions of John
Wayne Airport, as permitted by the "CG -C" designation, while allowing for
the redevelopment of properties outside of the 65 dBA CNEL contour for
residential villages that are integrated with business park uses in accordance
with policies 6.15.9 through 6.15.24.
Strategy
LU 6.15.5 . Economic Viability
Provide incentives for lot consolidation and the re -use and improvement of
properties located in the "Campus tract," west of Birch Street.
LU 6.15.6 Auto - Rental and Supporting Uses
Work with auto rental and supporting uses to promote the consolidation and
visual improvement of auto storage, service, and storage facilities.
LU 6.15.7 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.
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D R A F T L A N D U S E E L E M E N T
Commercial Nodes (sub -area A- "CG -C" designation)
LU 6.15.8 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.
Residential Villages (sub -area C and sub -area B outside of 65 dBA CNEL- "MU -B2
designation)
Land Uses
LU 6.15.9 Residential and Supporting Uses
Accommodate the development of multi - family housing units including work
force housing, and mixed -use buildings that integrate housing with ground
level office or retail uses in areas outside of the 65 dBA CNEL, and supporting
retail, grocery stores, and parklands. This may occur as replacement of
existing buildings or as infill on parking lots, provided that the parking is
replaced in a structure located on -site.
Minimum Size and Density
LU 6.15.10 Number and Size of Residential Villages (refer to Figure _)
Allow development of a maximum of #+ve j.5}-four 4 Lmixed use residential
villages, each centered on a neighborhood park and other amenities. The
first phase of residential development in each neighborhood shall encompass
at least 10 gross acres of land, exclusive of existing rights -of -way. The 10 acres
may include multiple parcels provided that they are contiguous or face one
another across an existing street. The 10 acre requirement may be waived if
a master plan is prepared that integrates existing and new uses into a
cohesive mixed -use neighborhood and achieves the objectives for the Airport
Area.
LU 6.15.11 First Phase Development Density
Require a minimum residential 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 housing or integrating service commercial horizontally on the site, or
vertically within a mixed use building. Net acreage shall be exclusive of
existing and new rights -of -way, public pedestrian ways and neighborhood
parks. Within the average density, provide a mix of building types ranging
from townhomes to high -rises to accommodate a variety of household types
and incomes and to promote a diversity of building masses and scales. .
LU 6.15.12 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. Net acreage shall be exclusive of existing and new rights -of-
way, public pedestrian ways and neighborhood parks.
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D RAFT LAND USE ELEMENT
LU 6.15.13 Campus Tract Residential
Allow the development of housing units in the Campus Tract based on the
number of trips they generate to a level that does not exceed the number of
trips generated from the buildout of the area for office and research and.
development uses at an intensity of a land area to building area ratio of 1.0.
Strategy and Process
LU 6.15.14 Master Plans
Require the development of a master 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 non - residential
uses.
Design and Development
Neiahborhood Parks
LU 6.15.--415 Standards
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, dedicate and improve at least eight percent of
the gross land area (exclusive of existing rights -of -way) of the first phase of
development in each neighborhood as a neighborhood park. In every case,
the neighborhood park shall be at least one acre in area 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 Parkland Dedication
Ordinance, as prescribed by the Recreation Element of the General Plan.
This requirement may be waived for the Quail Street residential neighborhood
provided that it can be demonstrated that the development parcels are too
small to feasibly accommodate the park. On -site common open space may
be used to satisfy a portion of the parkland dedication requirements if the
open space is at least 10,000 square feet in area; one side abuts a public
right -of -way; and it is open to the public during daylight hours.
LU 6.15. --516 Location
Require that each neighborhood park is clearly public in character and is
visible-aad-accessible to all residents of the neighborhood. Each park shall be.
surrounded by public streets (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.
Page 52
DRAFT LAND USE ELEMENT]
Illustrates integration of public parks in high density residential developments. Parks are
surrounded by streets and incorporate a diversity of active and passive recreational facilities
On -Site Recreation and Ooen SUace
LU 5.15.1-17 Standards
Require developers of multi - family residential developments on, parcels eight. .
acres or larger, to provide on -site recreational amenities. For these
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 eea- mg�Lalso
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.
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DRAFT LAND USE ELEMENT
Streets and Pedestrian Ways
LU 6.15.4 -618 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.
LU 6.15.4 -7-19 Walkable 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.
Illustrates pedestrian oriented multi- family residential streets with wide sidewalks, on- street parking,
parkways, and units fronting onto streets.
LU 6.15.4 _920 Connected Streets
Require dedication and improvement of new streets as shown on Figure _.
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 Mocarthur Boulevard with signalized intersections,
crosswalks and pedestrian refuges in the median.
LU 6.15.4 -9-21 Pedestrian Improvements
Require the dedication and improvement of new pedestrian ways as shown
on Figure _. 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 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.
Parking and Loading
LU 6.15.2822 Required Spaces for Primary Uses
Consider red eed 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.
Page 54
Relationship of Buildinas to Street
LU 6.15.2923 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 scat
Airport Compatibility
LU 6.15. ,424 Airport Compatibility
Require that all development be constructed within the height limits specified
by the Airport Environs Land Use Plan (AELUP) and housing is located outside
of areas exposed to a 65 dBA CNEL
Page 55
D R A F T L A N D U S E E L E M E N T
Corridors
Corridors share common characteristics of Districts by their identifiable functional role,
land use mix, density /intensity, physical form and character, and /or environmental
setting. They differ in their linear configuration, generally with shallow depth parcels
located along arterial streets. They are significantly impacted by traffic, often inhibiting
access during peak travel periods. Their shallow depths make them unsuitable for many
contemporary forms of commercial development that require large building footprints
and extensive parking.
While the Citv is crossed by
I a number of commerical corridors corridors, the General Plan's policies focus on Grad
those in which change is anticipated to occur during the next 20
years. Additionally, they provide guidance for the maintenance of a number of corridors
in which it is the objective to maintain existing types and levels of development.
Development in each corridor will adhere to policies for land use type and
density /intensity (LU 4.1, Table 1) and community character (LU 5.0), except as specified
in this section of the Plan.
Goal 6.16 Development along arterial corridors that is compatible with adjoining
residential neighborhoods and open spaces, is well designed and attractive,
minimizes traffic impacts, and provides adequate parking.
Policies
LU 6.16.1 Efficient Parcel Utilization
Promote the clustering of retail and hotel uses by the aggregation of
individual parcels into larger development sites through incentives such as
density bonuses or comparable techniques.
LU 6.16.2 Private Property Improvements
Work with property owners to encourage their upgrade of existing
commercial development including repair and /or repainting of deteriorated
building surfaces, well- designed signage that is incorporated into the
architectural style of the building, and expanded landscaping.
LU 6.16.3 Property Access
Minimize driveways and curb cuts that interrupt the continuity of street facing ...
building elevations in pedestrian- oriented districts and locations of high traffic
volumes, prioritizing their, location on side streets and alleys, where feasible.
LU 6.16.4 Shared Parking Facilities
Work with property owners and developers to encourage the more efficient
use of parcels for parking that can be shared by multiple businesses.
LU 6.16.5 Compatibility of Business operations with Adjoining Residential
Neighborhoods
Work with local businesses to assure that retail, office, and other uses do not
adversely impact adjoining residential neighborhoods. This may include
Page 56
DRAFT LAND USE E L E M E N T
strategies addressing hours of operation, employee loitering, trash pickup,
truck delivery hours, customer arrivals and departures, and other activities.
LU 6.16.6 Design Compatibility with Adjoining Residential Neighborhoods
Require that building elevations facing adjoining residential units be designed
to convey a high quality character and assure privacy of the residents, and
that properties be developed to mitigate to the maximum extent feasible
impacts of lighting, noise, odor, trash storage, truck deliveries, and other
business activities. Building elevations shall be architecturally treated and
walls, if used as buffers, shall be well- designed and landscaped to reflect the
area's residential village character.
West Newport
The West Newport Coast, Highway Corridor extends from Summit Street to just past 60th
Street. It is a mixed commercial and residential area, with the former serving the
adjoining Newport Shores residential neighborhood, the West Newport residential
neighborhood south of Coast Highway, and beach visitors. Commercial uses are
concentrated on the north side of Coast Highway at the Orange Street intersection and
east of Cedar Street to the Semeniuk Slough. Intervening areas are developed with, a
mix of multi - family apartments and, west of Grant Avenue, mobile and manufactured
homes.
Primary commercial uses include community- related retail such as a dry cleaners, liquor
store, deli, and convenience stores, as well as a few visitor- serving motels, dine -in, family-
style restaurants, and fast -food establishments. Generally, they are developed on
shallow parcels of substandard size and configuration due to past widening of West
Coast Highway and contain insufficient parking. Many of the commercial buildings
appear to have been constructed in the 1960's to 1980's, although some motels have
been recently upgraded.
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. A mobile home park containing older units, many of which
appear to, be poorly maintained, is located on the westernmost parcels and a portion of
the tidelands. This site serves as the "entry" to the City and as a portal to the proposed
Orange Coast River Parka
This area is regulated by an adopted Specific Plan, which was intended to promote its
orderly development and provide service commercial uses for nearby residences..
The visioning process found that the West Newport Corridor is among those that require ...
revitalization. Clustering of commercial uses to enhance their economic vitality and
improve the appearance of the area was supported, as was the improvement of the
quality of commercial development on the Highway. Redevelopment of the
westernmost parcel occupied by a trailer park was a high priority for the neighborhood.
Goal 6.17 A corridor that includes a gateway to the GeP4n44 . ^*City with amenities that
support the Orange Coast River Park, as well as commercial clusters that
serve local residents and coastal visitors at key intersections, interspersed with
compatible residential development.
Page 57
DRAFT LAND USE ELEMENT'
PoNcies
Land Uses (refer to Figure 1)
LU 6.17.1 Western Entry Parcel (designated as "RM- C "/ "OS ")
Work with community groups and the County to facilitate the acquisition of a
portion or all of the property as open space, which may be used as a staging
area for Orange Coast River Park with parking, park - related uses, and an
underpass to the ocean. As an alternative, accommodate multi - family.
housing on all or portions of the property not used for open space.
LU 6 17 2 Residential Neighborhood
Redesignate "R-2" residential properties on the coastal side of West Coast
Highway for single family detached housing "R -1."
Strategy
LU 6.17.23 Redevelopment Incentive
Permit commercial properties to be developed at a maximum floor area ratio
of 1.0 as an incentive for their redevelopment.
LU 6.17.34 ImproveclAsual Image and Quality
Implement streetscape improvements to enhance the area's character and
image as a gateway to Newport Beach and develop a stronger pedestrian
environment at the commercial nodes.
LU 6.17.45 Streetscope
Require that upgraded and redeveloped properties incorporate landscaped .
setbacks along arterial streets to improve their visual quality and reduce
impacts of the corridor's high traffic volumes.
Old Newport Boulevard
Old Newport Boulevard was formerly the primary roadway leading into the city from the
north, containing a diversity of highway - oriented retail and office uses. Shifting of vehicle
trips to the parallel (new) Newport Boulevard reduced the corridor's traffic volumes and
economic vitality, resulting in significant changes in its land use mix.
The corridor is abutted by residential neighborhoods to the east and Hoag Hospital west
of Newport Boulevard.. Today, the area is primarily developed with commercial and
professional offices. Secondary uses include personal services, restaurants, and specialty
shopping such as home furnishing stores and beauty salons. Most specialty retail
appears to occupy converted residential buildings. A number of auto - related businesses
and service facilities are located in the corridor. Many of these are incompatible with
the predominant pattern of retail service and office uses. Medical office uses have
expanded considerably during recent years, due to the corridor's proximity to Hoag
Hospital, which is expanding its buildings and facilities.
This corridor does not exhibit a pedestrian- oriented character. While there are some
walkable areas, Newport Boulevard is wide and there are a mix of uses and lot
configurations that do not create a consistent walkway.
Page 58
D R A F T L A N D U S E E L E M E N T
Development in the area is guided by the Old Newport Boulevard Specific Plan District
that includes design guidelines and development standards providing for the orderly
development of property.
Little public input was received pertaining to Old Newport Boulevard during the General
Plan's preparation. In general, the preservation of the status quo was supported..
Although, the public supported the development of mixed -use buildings that. integrate
housing with ground floor retail and townhomes on the east side of Old Newport
Boulevard as a transition with adjoining residential neighborhoods.
Goal 6.18 A corridor of uses and services that support Hoag Hospital and adjoining
residential neighborhoods.
Policies
Land Uses (refer to Figure 4- designated as "MU -4" on the east side and "CN /CO -M ") on
the west side)
LU 6.18.1 Priority Uses
Accommodate uses that serve adjoining residential neighborhoods and
support Hoag Hospital, including on the east side of the Boulevard, mixed use
buildings that integrate housing above ground level retail or office uses and
live /work facilities.
LU 6.18.2 Discouraged Uses
Highway- oriented retail uses should be discouraged and new "heavy" retail
uses, such as automobile supply and repair uses, prohibited.
Design and Development
LU 6.18.3 Building Heights
Permit buildings to be constructed to a maximum height of two (2) stories,
except for mixed use buildings that integrate housing with ground floor retail
or office uses, where the height may be increased to three (3) stories
provided that the viewsheds of upland residential units are maintained.
LU 6.18.4 Property Design
Require that buildings be located and designed to orient to the Old Newport
Boulevard frontage, while the rear of parcels on its west side shall incorporate
landscape, and design elements that are attractive when viewed from
Newport Boulevard.
LU 6.18.5 Streetscape Design and Connectivity
Develop a plan for streetscape improvements and improve street crossings to
facilitate pedestrian access to Hoag Hospital and discourage automobile
trips.
Page 60
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Mariners' Mile
Mariners' Mile is a heavily traveled segment of Coast Highway extending from the Arches
Bridge on the west to Dover Drive on the east. It is developed with a mix of highway -
oriented retail and marine related commercial uses. The latter are primarily
concentrated on bay- fronting properties and include boat sales and storage, sailing
schools, marinas, visitor- serving restaurants, and comparable uses. A large site is
developed with the Balboa Bay Club and Resort, a hotel, private club, and apartments
located on City tidelands. A number of properties contain non - marine commercial uses,
offices, and a multi -story residential building.
Inland properties are developed predominantly for highway- oriented retail,
neighborhood commercial services. A number of sites contain automobile dealerships
and service facilities and neighborhood- serving commercial uses. The latter includes
salons, restaurants, apparel, and other specialty shops ranging from wine stores to home
furnishings stores. While single use free - standing buildings predominate, there. are a
significant number of multi - tenant buildings that combine a number of ,related or
complementary uses in, a single building or buildings that are connected physically or
through design.
The Mariners' Mile Strategic Vision and Design Plan provides for the area's evolution as a
series of districts serving visitors and local residents. Along the northern portion of Coast
Highway in the vicinity of Tustin Avenue, Riverside Avenue, and Avon Street, it provides .
for a pedestrian- friendly retail district. In the western and easternmost segments, the Plan
provides for the improvement of the auto- oriented strips, and it proposes a vibrant public
waterfront. Throughout the corridor, the Plan proposes to upgrade its visual character
with new landscaping and streetscape amenities, as well as improvements in private
development through standards for architecture and lighting.
Plans provide for the widening of Coast Highway, reducing the depth of parcels along its
length. Recent development projects have set back their buildings in anticipation of this
.change. Traffic along the corridor and the potential for widening also impact the ability
to enhance pedestrian activity and streetscape improvements, unless overhead
pedestrian crossings are considered.
Visioning process . participants identified Mariner's Mile as a location that needs
revitalization and suggested that an overall vision be defined to meet this objective. It
was also defined as a location appropriate for mixed -use development integrating
housing and commercial or office space. A majority opposed hotel development in
Mariner's Mile. Participants were divided on the questions of preserving opportunities for
coastal - related uses in Mariner's Mile and whether the City should require or offer
incentives to assure such uses. Property owners noted that high land values and rents
limit the number of marine - related uses that can be economically sustained in the area.
Although the public supported the development of housing in Mariner's Mile, there was a
difference of or limited it to inland parcels.
Goal 6.19 A corridor that reflects and takes advantage of its location on the Newport
Bay waterfront, supports and respects adjacent residential neighborhoods,
and exhibits a quality visual image for travelers on Coast Highway.
Page 62
DRAFT LAND USE ELEMENT
Policies
Structure
LU 6. 19.1 Differentiated Districts
Differentiate and create cohesive land use districts for key sub -areas of
Mariners' Mile by function, use, and urban form. These should include (a)
harbor- oriented uses with limited housing along the waterfront; (b)
community /neighborhood serving "village" generally between Riverside
Avenue and the southerly extension of Irvine Avenue, and (c): highway -
oriented commercial corridor (see Figure 7).
Land Uses (refer to Figure 7)
LU 6.19.2 Bay Fronting Properties (designated as
Accommodate marine - related and visitor - serving retail, restaurant, hotel,
institutional, and recreational uses, GS Well GS, eR e prejee"by pFejeef `'^ ",
Fes 'd Rfial uses eA p el ith FR *GR Gg of 2C)Q IiReel feet, -heFe a ..
LU 6.19.3 Marine - Related Businesses
Protect and encourage facilities that serve marine- related businesses and
industries unless present and foreseeable future demand for such facilities is
already adequately provided for in the area. Encourage coastal- dependent
industrial uses to locate or expand within existing sites and allowed
reasonable long -term growth.
LU 6.19.4 Inland side of Coast Highway (designated as "MU -B7" and "CG -C ")
Accommodate a mix of visitor and local- serving retail commercial, residential, .
and public uses. The Coast Highway frontage shall be limited to non-
residential uses. On Inland parcels, generally between Riverside Avenue and
Tustin Avenue. priority should be placed on accommodating uses that serve
upland residential neighborhoods such as grocery stores, specialty retail, small
service office, restaurants, coffee shops, and similar uses.
LU 6.19.5 Parking
Rey_ujlre adeauate parking and other supporting facilities for charters Yacht
sales, and other waterfront uses.
Design and Development
Corridor
LU 6.19.56 Corridor Identity and Quality
Implement landscape, signage, lighting, sidewalk, pedestrian crossing, and
other amenities consistent with the Mariner's Mile Specific Plan District and
Mariners' Mile Strategic Vision and Design Plan.
Page 63
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Harbor Fronting Properties
LU 6.19.47 Architecture and Site Planning
While a diversity of building styles is encouraged, the form, materials, and
colors of buildings located along the harbor front should be designed to
reflect the area's setting and nautical history.
LU 6.19.7 Integrating Heu^iag SFte °1GARiag °;esiPl9S I
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Re e thgt n er ies de V !Gped fG. he g Leante the Ri# tG the FQGF Of
LU 6.19.8 Bay Views
Require that buildings be located and sites designed to provide adequate
and unobstructed views of the Bay from Coast Highway.
LU 6.19.9 Waterfront Promenade
Require that development on the Bay frontage implement amenities that
assure access for coastal. visitors. Pursue development of a pedestrian
promenade along the Bayfront.
Community /Neighborhood Village
LU 6.19.10 Pedestrian- Oriented Village
Require that inland properties that front onto internal streets within the
Community /Neighborhood Village locate buildings along and forming a
semi - continuous building wall along the sidewalk, with parking to the rear, in
ht� ° �. eGfe structures, or in shared facilities and be designed to promote '
pedestrian activity.
LU 6.19.11, Properties Abutting Bluff Faces
Require that development projects locate and design buildings to maintain
the visual quality and maintain the structural_p� intearity of the bluff
faces.
LU 6.19.12 Building Heights
Consider the modification of the boundary of the Shoreline Height Limitation
Zone (26') to accommodate higher mixed use buildings, where these are
located adjacent to bluffs and the viewshed "envelope" is maintained:
Strateav
LU 6.19.13 Parking Lot Relocation
Consider options for the relocation of the City parking lot on Avon Street to
better support the corridor's retail uses.
LU 6.19.14 Postal Distribution Center Relocation
Consider options for the relocation of the postal distribution center to reduce
parking impacts in the immediate area.
Page 65
IIIIIIIIIIIIIIIIIIIII)RAFT L A N D U S E E L E M E N T I
LU 6.19.15. Parking and Supporting Facilities for Waterfront Uses
Explore additional options for the development and location of parking and.
other supporting facilities for charters, yacht sales, and other waterfront uses.
Corona del Mar
The Corona del Mar corridor extends along Pacific Coast Highway between Avocado
Avenue and Hazel Drive. It is developed with commercial uses and specialty shops that
primarily serve adjoining residential neighborhoods, with isolated uses that serve highway
travelers and coastal visitors. Among the area's primary uses are restaurants, home
furnishings, and miscellaneous apparel and professional offices including architectural
design services. Almost half of the commercial uses are located in multi- tenant buildings
with retail on the ground floor and professional services above. Other uses include the
Sherman Library and Gardens, a research library and botanical garden open to the
public, and an assisted- living residential complex.
Buildings in the Corona del Mar corridor mostly front directly on and visually open to the .
sidewalks, with few driveways or parking lots to break the continuity of the "building wall
along the street. These, coupled with improved streetscape amenities, landscaped
medians, and a limited number of signalized crosswalks, . promote a high level of
pedestrian activity.
The "Vision 2004" Plan, developed by the Corona del Mar Business Improvement District, is .
intended to enhance the shopping district through community improvements.. These
envision a linear park -like environment with extensive sidewalk landscaping, street
furniture, pedestrian- oriented lighting fixtures, activated crosswalks, parking lanes, and
comparable improvements.
Visioning process participants expressed support for protecting Corona del Mar as an
important historic commercial center that serves adjoining neighborhoods.
Goa16.20 A pedestrian- oriented "village" serving as the center of community
commerce, culture, and social activity and providing identity for Corona del
Mar.
Policies
Land Uses (designated as "CN ")
LU 6.20.1 Primary Uses
Accommodate neighborhood - serving uses that complement existing
development.
LU 6.20.2 Shared Parking Structures
Accommodate the development of structures that provide parking for
multiple businesses along the corridor, provided that the ground floor of the
street frontage is developed for pedestrian- oriented retail uses.
LU 6.20.3 Expanded Parking
Accommodate the redevelopment of residential .parcels immediately
adjoining commercial uses that front onto Coast Highway for surface parking,
provided that adequate buffers are incorporated to prevent impacts on .
adjoining housing (see "Design and Development" below).
Page 66
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LU 6.20.4 Pedestrian- Oriented Streetscapes
Work with business associations, tenants, and property owners to implement
Vision 2004 streetscape improvements that contribute to the corridor's
pedestrian character.
Stratedy
LU 6.20.5 Complement the Scale and Form of Existing Development
Permit new development at a maximum intensity of 0.5 FAR, but allow existing
buildings that exceed this intensity to be renovated, upgraded, or
reconstructed to their pre- existing intensity.
LU 6.20.6 Expanded Parking Opportunities
Work with local businesses and organizations to explore other methods to
provide parking convenient to commercial uses, such as a parking district or
relocation of the City parking lot at the old school site.
Page 68
DRAFT LAND USE E L E M E N.T',
APPENDIX A - LAND USE STATISTICAL AREAS
Page 69