HomeMy WebLinkAboutGP Update-Land Use Plan-EIRCITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 2
November 17, 2005
TO: PLANNING COMMISSION
FROM: Gregg B. Ramirez, Senior Planner
(949) 644 - 3219, gram irez (a)city.newport- beach. ca. us
SUBJECT: General Plan Update — Policy Meeting No. 3
Review the draft General Plan goals and policies related to Land Use
DISCUSSION
Attached for your review is a draft copy of the Land Use Element of the General Plan.
The draft contains a series of goals and policies that provide the City with long term
guidance in relation to each of the topic areas included therein. The draft element is
based on the land use alternatives chosen for study in the EIR by the City Council and
therefore, is subject to change depending on the final action of the City Council. The
draft element also includes land use categories that remain a work -in- progress and are
not finalized. Staff is currently working with GPUC on the category specifications, the
land use map, statistical tables and issues related to compliance with Measure S.
Therefore, the focus of the Commission's discussion should be on the goals and
policies.
The Commission will be provided a strikeout version of the draft element prior to the
November 17th meeting reflecting the General Plan Advisory Committee's
recommendations made at their Saturday November 12"' meeting.
Environmental Review
An Environmental Impact Report (EIR) is being prepared as part of the General Plan
Update process.
Public Notice
Notice of this meeting was published in the Daily Pilot, the agenda for these meetings
which were posted at City Hall and on the city website.
Prepared by:
A�/S -
Gregg Ramirez, Senior Planner
Exhibits:
1. Draft Land Use Element
General Plan Update — Policy Meeting No.3
November 17, 2005
Page 2
Submitted by:
Patricia L. Tdmpl6,Pla6ning Director
EXHIBIT NO. 1
DRAFT LAND USE ELEMENT
and Use
DRAFT FOR GENERAL PLAN ADVISORY COMMITTEE REVIEW AND COMMENT
November 12, 2005
3
Land Use E.cment
• • of Contents
Introduction 1
Goals and Policies
1.0 Role and Character of Newport Beach 2
2.0 Uses to be Accommodated 3
3.0 Organization and Form of Uses 5
4.0 Land Use Diagram 7
5.0 Community Character
Residential Neighborhoods 14
Commercial Districts 17
Mixed Use Districts and Neighborhoods 19
Office and Business Parks 21
6.0 Neighborhoods, Districts, and Corridors
Public and Institutional Uses and Districts
23
Residential Neighborhoods
24
Districts
Banning Ranch
27
West Newport Mesa
33
Balboa Peninsula
36
Newport Center /Fashion Island
44
Airport Area
47
Corridors
General
56
West Newport
57
Old Newport Boulevard
59
Mariners' Mile
60
Corona del Mar
65
Appendix A: Land Use Statistical Areas (to be added) 69
Note: additional photographs of the City of Newport Beach neighborhoods, districts,
corridors and open spaces and illustrative development prototypes to be added.
Land 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.
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I
¢RAFT :L.AND USE ELEMENT
GOALS AND POLICIES
LU 1.0
ROLE AND CHARACTER OF NEWPORT
BEACH ( "WHO WE ARE ")
Goal 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 and business districts that together identify Newport Beach.
Locate and design development to reflect Newport Beach's topography,
architectural diversity, and view sheds.
LU 1.2 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 1.3 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. 1.4 Economic Health
Encourage a local economy that provides adequate commercial, office,
industrial and marine - oriented opportunities that provide employment and
sufficient revenue to support high quality community services. Support
policies, objectives and strategies identified in the 5 -year Economic
Development Strategy.
LU 1.5 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.
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0RAFT LAND'USE E- CEMENT`
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 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 boaters, visitors, and nearby 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.
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DRAFT'aAND USE ELEMENT]
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, and so on).
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DRAFT LAND USE ELEMENT
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 to locate residents in
proximity to jobs and services.
• Santa Ana Heights: use of properties for office 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 that
locate residents in proximity to jobs and services.
• Fashion Island /Newport Center: expanded retail uses and hotel rooms
and development of housing to locate residents in proximity to jobs and
services, while precluding increases in office development.
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Ell
D R AJ F'_"I'AND USE!ELEMENT
• Balboa Peninsula: more efficient patterns of use that consolidate the
Peninsula's visitor- serving and mixed uses within the core commercial
districts; encourage marine - related uses 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 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 existing public
waterfront access and water -uses access which provide important links to
waterfront uses such as beaches, small vessel 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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IIIIIIIIIIII)RAFT L A N D U S E 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 1 specifies the primary land use categories, types
of uses, and densitiesrntensities 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, 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 T
RESIDENTIAL NEIGHBORHOODS
Estate Residential
The RE designation is intended to provide for very low
0.67 - 3.3 units per
(RE)
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 primarily
3.4 - 6 units per net
Residential (RVL)
for very low density single family detached residential
acre (2.6 - 4.5 units
development.
per gross acre)
Low Density
The RL designation is intended to provide primarily for
6.1 - 8 units per net
Residential (RL)
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) 13A - 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)
26.8 - 40 units per
net acre (20.1 - 30
units per gross
acre)
High Density Residential B (RH -B)
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 D (RH -D)
66.8 - 80 units per
net acre (50.1 - 60
units per gross
acre)
Residential Village The RV designation is intended for the development
Maximum of 1,375
(RV) of a planned residential community that integrates a
housing units,
mix of single family detached, single family
75,000 square feet
attached, two family, and /or multi - family residential,
of retail
With supporting schools, parks, community services,
commercial, and
local- serving convenience commercial uses and
75 hotel rooms on
services, and open spaces. A master or specific plan
the Banning Ranch
is required to depict the uses, street and
site. Application to
infrastructure improvements, open spaces,
other properties
development standards, design guidelines, and
requires a General
financial plan.
Plan Amendment.
COMMERCIAL DISTRICTS AND CORRIDORS
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.
Na
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 development
Marine Commercial on or near the bay in a manner that will encourage the continuation of
(CM) 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 03 -
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 The CR designation is intended to provide retail,
Maximum addition
Commercial (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 that
supporting uses.
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
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DRAFT LAND USE ELEMENT
Medical Commercial The CO-B designation is intended to provide primarily Floor area to land
Office (CO -M)
for medical - related offices, retail, short term
area ratio of 0.35 -
The MU -A 1 designation is intended to provide for Moved use
convalescent and long -term care facilities, research
2.0
labs, and similar uses.
Regional
The CO -C designation is intended to provide for
Newport Center -
Commercial Office
administrative and professional offices that serve
Maximum of 80,000
(CO-R)
local and regional markets, with limited accessory
additional square
retail, financial, service, and entertainment uses.
feet.
INDUSTRIAL DISTRICTS
purposes.
General Industrial
The IG designation is intended to provide for a full
Floor area to land
(IG)
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 wide
Floor area to land
range of moderate to low intensity industrial uses,
area ratio of 0.5 -
used for office and related functions and sites
such as light manufacturing and research and
0.75
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
The MU -A 1 designation is intended to provide for Moved use
(MU-AI)
areas in which mixed use buildings integrate housing buildings: floor
and retail uses, or developed exclusively for retail area to land ratio
uses in accordance with the CN or CG designations. 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.
Mixed Use A2
The MU -A2 designation is intended to provide for Same as MU -A1
(MU -A2)
properties developed comparable to MU -A 1, 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.
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DRAFT LAND USE ELEMENT]
Mixed Use B (MU -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 Bl The MU-BI designation is applied to properties
Commercial: floor
(MU-BI) located on the inland side of Coast Highway in the
area to land ratio
Mariners' Mile Corridor. It provides for a horizontal
of 0.3 - 0.5.
intermixing of uses where (a) Coast Highway
Multi- Family
frontages shall be developed for marine- related and
Residential: 20.1 -
highwayoriented general commercial uses in
26.7 units per net
accordance with CM and CG designations; and (b)
are.
the rear portions of these and properties located on
Industrial (IG), hotel rooms, and ancillary
interior streets may be developed for free - standing
Mixed Use
neighborhood- serving retail, multi- family housing
Buildings: floor
units, or mixed -use buildings that integrate housing
area to land ratio
with retail uses on the ground floor in accordance
of 1.5; where a
with the CIA, RM -C, or MU -A designations
minimum floor
respectively.
area to land ratio
Retail: maximum of
of 0.25 and
maximum of 0.5
shall be used for
square feet.
non - residential
purposes.
Mixed Use B2
The MU -82 designation applies to properties located
Office: maximum
(MU -B2)
in the Airport Business Park Area. It provides for a
of additional
horizontal intermixing of uses that may include
360,000 square
Regional Commercial Office (CO -R), High Density
feet.
Residential (RH -B), Mixed Use (MU -A), General
Industrial:
Industrial (IG), hotel rooms, and ancillary
maximum of
Neighborhood Commercial (CN) uses. A master or
additional 43,000
specific plans shall be required to assure that the
square feet.
uses are fully integrated and impacts from their
differing functions and activities are fully mitigated.
Retail: maximum of
additional 200,000
square feet.
Hotel: maximum of
additional 125
rooms.
Housing: maximum
of 4,300 housing
units as
replacement of
office, retail,
and /or industrial.
Mixed Use B3
The MU -B3 designation applies to properties located
Office: maximum
(MU -83)
in Newport Center. It provides for the horizontal
of additional
intermixing of Regional Commercial Office (CO -R),
10,000 square feet.
hotel, High Density Residential (RH -B), and ancillary
Housing: maximum
commercial uses.
of additional 600
units.
Hotel: maximum of
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D R A F T L A N D U S E E L E M E N T
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rooms.
Mixed Use B4
The MU -134 designation applies to properties located
Mixed Use
(MU -114)
in interior parcels of Cannery Village. It provides for
Buildings: floor
multi - family residential with clusters of mixed -use
area to land area
buildings that are cohesively developed to establish
ratio of 1.5, with
the character of a distinct neighborhood. Permitted
minimum of floor
uses include (a) Medium Density Residential (RM-C)
area to land area
and (b) Mixed Use structures, where the ground floor
ratio of 0.25 and
shall be restricted to non - residential uses along the
maximum 0.5 for
street frontage such as retail sales and restaurants
retail uses.
and the rear and upper floors used for housing
Multi - Family,
including seniors units and overnight
Residential: 20.1 -
accommodations (MU -A 1). Mixed use buildings shall
26.7 units per net
be required on parcels at street intersections and are
permissible, but not required, on other parcels.
acre.
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.
Moved Use Cl
The MU -CI designation is applied to waterfront
Commercial: floor
(MU -Cl)
locations along the Mariners' Mile Corridor in which
area to land area
marine - related uses and housing are intermixed.
ratio of 0.3 -1.0.
Permitted uses include those permitted by the CM-C
Muni- Family
and Medium Density Residential (RM -C)
Residential: 20.1 -
designations. A minimum of 50% of any lot shall be
26.7 units per net
used for the CM land uses. A master or specific plans
shall be required to assure that the uses are fully
acre.
integrated and impacts from their differing functions
and activities are fully mitigated.
Mixed Use C2
The MU-C2 designation is applied to waterfront
Mixed use
(MU -C2)
locations in which marine - related uses may be
buildings: floor
intermixed with buildings that provide housing on the
area to land ratio
upper floors. Permitted uses include those permitted
of 1.5 - 2.0; where
by the CM and Mixed Use A (MU -A 1) designations.
a minimum floor
Free - standing housing shall not be permitted.
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.
PUBLIC, SEMI-PUBLIC, AND INSTITUTIONAL
Public Facilities (PF)
The PF designation is intended to provide public and
Floor area to land
quasi- pubric facilities, including educational
area ratio of 0.5 -
institutions, cultural institutions, government facilities,
1.0.
libraries, community centers, hospitals, religious
institutions, and utilities.
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D R A F T L A N D U S E E L E M E N T I
Open Space (OS)
The OS designation is intended to provide areas for a Not applicable
range of public and private uses to protect,
maintain, and enhance the community's natural
resources.
Parks and Recreation
The PR designation applies to land used or proposed Not applicable
(PR)
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
management, and protection of tidelands and
(TS)
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.
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IIIIIIIIIIIIIIIIIIIIIIIIIIII)RAFT LAND USE ELEMENT
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 Neighborhoods
Goal 5.1 Residential neighborhoods that are well - planned and designed, contribute to
the livability and quality of life of residents, respect the natural environmental
setting, and sustain the qualities of place that differentiate Newport Beach as
a special place in the Southern California region.
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 the identification of distinct residential
neighborhoods.
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 quality that characterizes Newport Beach's neighborhoods in
consideration of the following principles:
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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 avoid
the appearance of "box -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, street
orientation, well- defined entries, landscaping, parkways, and minimization 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 5.1.4 above. Consider the appropriateness of establishing
single family residential design guidelines and /or standards and review
procedures for neighborhoods impacted by significant changes in building
scale and character.
Multi- Family Neighborhoods
LU 5.1.8 Character and Quality of Multi -Family Housing
Require that multi - 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 facades with respect to architectural
treatment to achieve the highest level of urban design and neighborhood
quality.
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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.
• Provide street- and path- facing elevations with high quality doors,
windows, moldings, metalwork and finishes.
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, but not so much that pedestrians face blank walls or look into
utility or parking spaces.
• Require stoops and porches for ground -floor residential units facing
public streets and pedestrian ways.
Illustrates multi- family 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).
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D R A F T L A N D U S E E L I E M E N T
■ Locate lobbies and entry gates on each street and pedestrian -way
frontage.
Roof Design
■ Modulate roof profiles to reduce the apparent scale of large structures
and to provide visual interest and variety.
Parkina
■ Design covered and enclosed parking areas to be integral with the
architecture of the housing units' architecture.
Open Space 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
Goal 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 and truck loading and unloading.
• 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.
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MONEFDRAFT L A N D U S E ELEMENT
■ 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 streetscope 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 not
salons), especially where on- street parking is available.
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
IN
DRAFT LAND USE E L E M E N T
establishment of performance -based regulations, the removal of non-
conforming uses, and other tools.
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 Mixed 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, 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.
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DVkFT LAND USE; "ELEMENT
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
Require that 100 percent of the ground floor of mixed -use buildings be
occupied by retail 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 on 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 Streetscopes
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.
• 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.
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DRAFT LAND USE ELEMENT',
Illustrates pedestrian - oriented characteristics of 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.
• Use of landscape and open spaces to break the visual continuity of
surface parking lots.
• Common signage program for tenant identification and wayfinding.
• Common streetscopes 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.
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D R A F T L A N D U S E E L I E M E N T
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.
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IIIIIIIIIIIIIII)RAFT LAND USE ELE.M.ENt
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, 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, 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.
Desian 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
neighborhood in which they are located, following the design and
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D.R'A'FT fAND _US'P ELEMENT;1
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.
Strateav
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 Neighborhoods
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.
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DR/1IFT LAND USE ELEMENT`
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 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 6.2.3 Allowing Rebuilding
Legal non - conforming residential structures shall be brought into conformity in
an equitable, reasonable, and timely manner. 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.
However, such rebuilding shall be subject to current development standards
and address other neighborhood concerns, as appropriate.
LU 6.2.4 Housing Affordability
Encourage the development of housing units that are affordable for those
employed in the City.
LU 6.2.5 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.
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DRAFT LAND USE ELEMENT
LU 6.2.6 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. Such uses shall be designed to assure compatibility with
adjoining housing.
LU 6.2.7 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 6.2.8 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 6.2.19 Mobile Home Parks
Encourage the maintenance and preservation of high quality and safe, .
mobile home housing and encourage the revitalization of mobile home parks
in need of substantial rehabilitation.
LU 6.2.20 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 6.2.21 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 6.2.22 Gated Communities
Prohibit 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.
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1111111111111111111111111111Wk,'AFT LAND USE ELEMEN`7.
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 westem -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.
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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 "l," 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 "2"
(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 "3" (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.
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Sk
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U'RAFT LAND USE ELEMENT
Goal 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 Use
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 substantial portion of
the property (66 -75 %) 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 1,375 residential units, which shall consist of a
mix of single family detached, attached, and multi - family units to provide a
range of choices and prices for residents.
LU 6.4.3 Retail Commercial
Accommodate a maximum of 75,000 square feet of retail commercial uses
that shall be oriented to serve the needs of local and nearby residents.
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DRAFT 'LAND:,''US
, ,E, EkFMENT
LU 6.4.4 Overnight Accommodations
Accommodate a maximum of 75 rooms in a small boutique hotel, "bed and
breakfast," or other overnight accommodations.
Design and Development
LU 6.4.5 Planned Residential Village
Require that Banning Ranch, if not retained as open space, 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.
• Minimizing street widths to slow traffic and promote intimacy, 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 je.g.,
visual transparency and fa(;ade 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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DRXJ.J JAND USE ELEMENT]
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. LEED certification should be an objective for Banning Ranch's
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, porcelization, 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 Perfaining to Both Land Use Opffons (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 are 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.
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NERIDDRAFT LAND USE ELEMENT
Strateav
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 d 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
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DRAFT,LAND USE'ELE'NI:ENT
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.
LU 6.6.6 Livable Residential Neighborhood
Work with property owners and encourage the preparation of a master plan
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
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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 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
DRAFT LAND`UsE' "ELEMENT'
McFadden Square
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 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, and 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
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DRAFT LAND "USE EfEME.NT
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. 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.
Areawide
Goal 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
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D R A F T L A N D U S E E L E M E N T
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 siignage and lighting.
LU 6.8.6 Historic Character
Preserve the historic character of Balboa Peninsula's districts by 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 ")
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 Use
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.
LU 6.9.2 Discouraged Uses
Discourage the development of new office uses 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 similar uses.
Page 39
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Cannery Village
Interior Parcels (designated as "MU -64 ")
Goal 6.10 A pedestrian- oriented residential neighborhood that provides opportunities
for live /work facilities and supporting retail uses.
Policies
Land Use
LU 6. 10.1 Priority Uses
Allow multi - family housing, including rowhouses, courtyard units, and stacked
dwellings, 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 6.1 1.1 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.
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.
Page 41
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DRAFT LAND USE ELEMENT
Policies
Permitted 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.
Desian 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
Goa16.13 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 -A 1 ")
Encourage visitor and local- serving retail commercial and mixed use buildings
that integrate housing with ground level retail on properties.
LU 6.13.2 Bay Frontage (designated as "MU -C2 ")
Prioritize water- dependent, marine- related retail and services, visitor- serving
retail, and mixed -use buildings that integrate housing with ground level retail
and services.
LU 6.13.3 Commercial Properties out of Village Core (designated as "RM -B ")
Promote re-use for housing (rowhouses, townhomes, and small lot single family
units).
Design and Development
LU 6.13.4 Streetscapes
Promote the completion of enhancements to Balboa Village's sidewalks and
street crossings to enhance the area's visual quality and character as a
pedestrian- oriented environment.
Page 42
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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 D(ive). 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
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DRAFT LAND USE ELEMENT
Policies
Land Uses (refer to Figure B)
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 -B3," "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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DRAFT 'LAND USE ELEMENT
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 carwash, 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.
Goat 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
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6`RAFT LAND USE ELEMENT
Business Park Districts (sub -area C- "MU -B2" designationl
Land Uses
LU 6.15.2 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 6.15.21.
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.
Page 49
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DRAFT LAND USE ELEMENT
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 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 five (5) mixed 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 6.15.1 1 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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INSERT ROMA RESIDENTIAL VILLAGES CONCEPT DIAGRAM
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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 6.15.14 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 6.15.15 Location
Require that each neighborhood park is clearly public in character and is
visible and 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.
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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 Open Space
LU 6.15.16 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 can also
include swimming pools, exercise facilities, tennis courts, and basketball
courts. Where there is insufficient land to provide on -site recreational
amenities, the developer shall be required to pay cash in -lieu that would be
used to develop or upgrade nearby recreation facilities to offset user
demand as defined in the City's Park Dedication Fee Ordinance.
The acreage of on -site open space developed with residential projects may
be credited against the parkland dedication requirements where it is
accessible to the public during daylight hours, visible from public rights -of-
way, and is of sufficient size to accommodate recreational use by the public.
However, the credit for the provision of on -site open space shall not exceed
30% of the parkland dedication requirements.
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Streets and Pedestrian Wad
LU 6.15.16 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 6.15.17 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 6.15.18 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 Macarthur Boulevard with signalized intersections,
crosswalks and pedestrian refuges in the median.
LU 6.15.19 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 6.15.20 Required Spaces for Primary Uses
Consider reduced parking requirements that reflect the mix of uses in the
neighborhoods and overall Airport Area, as well as the availability of on- street
parking.
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Reiationshio of Buildings to Street
LU 6.15.20 Building Massing
Require that high-rise structures be surrounded with low and mid -rise structures
fronting public streets and pedestrian ways to promote a more pedestrian
scale and to modulate wind.
Airport Compatibility
LU 6.15.21 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.
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Corridors
Corridors share common characteristics of Districts by their identifiable functional role,
land use mix, densityAntensity, 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.
As the Districts, though Newport Beach contains a number of corridors, the General
Plan's policies focus on and manage growth for 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
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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 Park.
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 &17 A corridor that includes a gateway to the community 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.
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Policies
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 properly not used for open space.
Strategy
LU 6.17.2 Redevelopment Incentive
Permit commercial properties to be developed at a maximum floor area ratio
of 1.0 as an incentive for their redevelopment.
LU 6.17.3 Improved Visual 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 6.17.4 Streetscape
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.
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.
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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 Use (refer to Figure 4- designated as "MU -4 ")
LU 6.18.1 Priority Uses
Accommodate uses that serve adjoining residential neighborhoods and
support Hoag Hospital, including 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.
Desian 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 ihot 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.
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.
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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-odented 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.
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).
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DRAFT LAND USE ELEMENT
Land Uses (refer to Figure 7)
LU 6.19.2 Bay Fronting Properties (designated as "MU -C I")
Accommodate marine - related and visitor - serving retail, restaurant, hotel,
institutional, and recreational uses, as well as, on a project -by- project basis,
residential uses on parcels with a minimum frontage of 200 lineal feet where a
minimum of 50% of the permitted square footage shall be devoted to non-
residential uses.
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-131" 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.
Desian and Development
Corridor
LU 6.19.5 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.
Harbor Fronting Properties
LU 6.19.6 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 Housing -Site Planning Principles
Require that properties developed for housing locate the units to the rear of
or above harbor - fronting uses.
LU 6.19.8 Bay Views
Require that buildings be located and designed to provide views of the Bay
from Coast Highway.
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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
subterranean 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 protection 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.
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"
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DRAFT LAND USE ELEMENT
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).
Design and Development
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.
L9.j
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.
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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.
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APPENDIX A - LAND USE STATISTICAL AREAS
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