HomeMy WebLinkAboutGP Update -Preferred Land Use Plan-Project-EIRCITY OF NEWPORT BEACH
PLANNING COMMISSIONICITY COUNCIL STAFF REPORT
Agenda Item No. 1
August 16, 2005
TO: CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION
HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: City Manager's Office
Sharon Wood, Assistant. City Manager
949- 644 -3222, swood @city.newport- beach.ca.us
SUBJECT: Review of General Plan Update Land Use Recommendations and
Selection of Preferred Land Use Plan /Project Description for
Environmental Impact Report
ISSUE:
What is the "Preferred Land Use Plan" that the Planning Commission and City Council
wish to be used as the project description to be analyzed in the Environmental Impact
Report (EIR) for the General Plan update?
RECOMMENDATION:
Review recommendations from the General Plan Advisory Committee (GPAC) and the
staff /consultant team, and recommend /approve a project description for use in
preparing the EIR.
DISCUSSION:
The land use alternatives prepared by GPAC, with some modifications by the Planning
Commission and City. Council, have been analyzed using the traffic and fiscal impact
models, and reviewed by the public at a workshop conducted on June 25, 2005. Using
all of the information and input collected through the Visioning and General Plan update
processes, the GPAC has made recommendations on a preferred land use plan to the
Commission and Council. It is now time for the Planning Commission to recommend,
and the City Council to approve, a land use plan that will be used in preparation of the
EIR on the updated General Plan.
Review of General Plan Land Use Recommendations
August 16, 2005
Page 2
Purpose of the Preferred Land Use Plan /Project Description
It is important to understand that the land use plan to be selected over the course of the
meetings of August 16 and 30 is only for the purpose of preparing the EIR. This is not a
final decision on the General Plan Land Use Element, and the land use plan selected
now could very well change as a result of the EIR's findings and additional public input
before the Commission and Council take action on the proposed General Plan.
The limited use of the preferred land use plan at this time should not diminish the
importance of the recommendation and decision, though. It is important that the project
analyzed in the EIR be close to what the Commission and Council would consider
recommending and adopting at the end of the process, so that the EIR's analysis will be
meaningful. However, staff recommends that the EIR project description include some
flexibility for future changes. It is possible to approve a project that is less intense than
that analyzed in an EIR, but approving a more intense project can be problematic.
Therefore, it is better to err on the high side at this point, even if you would not be
inclined to approve that level of development at the end of the process.
Focus of Preferred Land Use Plan Discussion
The attached report . on GPAC's Land Use Recommendations includes
recommendations on vision, uses and development capacity, and some policy
discussion for each sub area. The most important things for the Commission and
Council to focus on at this point are the land use and development capacity
recommendations, as they are needed to begin the EIR technical studies. We have
included vision statements and some preliminary policy discussion to assist the GPAC,
Commission and Council in understanding the thinking behind, the implications of, and
some clarifications or qualifications of the recommendations. These statements are not
proposed as General Plan policy statements; those will be developed as the next step in
the update process and brought to the GPAC, Commission and Council for review. If
the Commission and Council have comments on these statements now, we will note
them and use them as we get further into policy development, but we do not need these
comments yet.
Information Provided
There are several attachments to this report:
1. General Plan Advisory Committee Land Use Recommendations
Narrative report with a section for each sub area selected for special study,
including description, map of existing land use, recommendations on vision, uses
and development capacity, policy discussion and basis for recommendations.
GPAC and staff /consultants also considered land use adjustments in various.
Review of General Plan Land Use Recommendations
August 16, 2005
Page 3
other parts of the City. Discussion and recommendations on these other land
use areas will be sent separately on August 10.
2. GPAC Recommendation Daily Trip Generation Comparison to Existing General
Plan
Table showing, for each sub area and other land use areas, daily trips generated
with buildout of the existing General Plan and buildout of the GPAC
recommendation, as well as the change in number and percent. GPAC's
recommended land use plan results in a decrease of 3.55% from the existing
General Plan.
3. Comparison Tables
Spreadsheets for each sub area showing quantities of each land use for the
following.
• Existing land use
• Existing General Plan buildout and growth above existing use
• GPAC alternatives and recommendation buildout
• GPAC alternatives and recommendation growth from existing use
• GPAC alternatives and recommendation deviation from existing General
Plan
These quantities were used to calculate trip generation numbers to be used in
the traffic model, and therefore include entire traffic analysis zones (TAZs), which
are not always coterminous with the sub areas. (Maps showing the TAZ
boundaries are included with the tables.) In some cases, this results in land use
quantities being shown for a larger area than the sub area that was studied. The
most obvious example of this situation is Mariner's Mile, where the TAZ includes
Newport Heights and Cliff Haven and the several hundred residential units in
those areas. Sections 4 and 5 of the spreadsheets, showing growth from
existing use and deviation from existing General Plan, are the sections that best
show the land use changes being considered, because no changes are
recommended outside the study sub areas.
4. Economic Development Committee Recommendations
The work program for the General Plan update includes development of an
economic development strategic plan, and the Economic Development
Committee (EDC) is the advisory committee with responsibility for that effort.
Because of this element, EDC has reviewed the market studies and fiscal impact
reports prepared for the update, and is making land use recommendations. EDC
Review of General Plan Land Use Recommendations
August 16, 2005
Page 4
was not able to complete their recommendations for the meeting of August 16,
but their recommendations on five areas are attached. The remaining five areas
will be discussed at their meeting of August 17, and provided to the Commission
and Council for the August 30 meetings.
Environmental Review
This action is the selection of a land use plan that will be the project description for an
EIR on the updated General Plan. No environmental review is required for this action.
Public Notice:
A display advertisement was published in the Daily Pilot for the meeting of August 16,
and another will be published prior to the meeting of August 30. Both meetings also
have been announced on the General Plan update website.
Submitted by:
Sharon Wood
Assistant City Manager
C I T Y OF N E W P O R T B E A C H G E N E R A L P L A N
GENERAL PLAN ADVISORY COMMITTEE
LAND USE RECOMMENDATIONS
FOR PLANNING COMMISSSION & CITY COUNCIL CONSIDERATION
CITY OF NEWPORT BEACH
SIP..
In association with URBAN CROSSROADS ■ APPLIED DEVELOPMENT ECONOMICS
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TABLE OF CONTENTS
Introduction
West Newport Highway
Banning Ranch
West Newport Industrial
1
3
7
12
Old Newport Boulevard 16
Balboa Peninsula (Lido Village, Cannery Village, and McFadden Square) 19
Balboa Village 25
Mariners' Mile 29
Newport Center /Fashion Island 34
Corona del Mar 38
John Wayne Airport Area 41
I
INTRODUCTION
Two meetings are scheduled for the City Council and Planning Commission to provide direction
regarding preferred land uses for the updated City of Newport Beach General Plan. This document
provides the framework for the Council's and Commission's deliberations and recommendations.
Unlike prior discussion papers, in which the study areas were presented alphabetically, they have
been organized sequentially from west to east to enable the Council and Commission to consider
the relationships among adjacent areas.
For each planning sub -area, this paper presents:
• Background information regarding existing conditions and issues;
• GPAC recommended vision, land uses, and development capacity (density), and
staff /consultant recommendations, where they are different;
• Key policies that will be expanded in subsequent drafts of the updated Plan; and
• Bases for recommendations.
The GPAC and staff /consultant recommendations considered the benchmark documents prepared
for the General Plan Update including the Community Directions for the Future developed during the
General Plan Update Visioning Process, the Guiding Principles and Land Use Attematives
formulated by the GPAC with modifications to reflect Planning Commission and City Council input,
and the Land Use Alternatives Traffic, Fiscal, and Environmental impact Analyses prepared by the
consultant. Additionally, the recommendations were influenced by the public input received at the
June 25 Land Use Attematives Public Workshop. Finally, the staff and consultant recommendations
to GPAC considered the goals of property owners with whom we have met, as well as our
professional judgment.
In framing the recommendations, it is acknowledged that the City of Newport Beach will continue to
experience some population and employment growth, though it is almost fully developed with few
remaining vacant lands. The challenge is to accommodate the incremental growth in a manner that
is consistent with, complements, and does not incur undue impacts on the qualities that uniquely
distinguish the City. Important among the staffs and consultant's considerations for the
recommended land use alternatives are the following goals:
• Traffic impacts— reduction of citywide traffic volumes below those that would result from
continued implementation of the existing adopted General Plan.
• Fiscal impacts — attainment of a net fiscal benefit (citywide revenues exceed costs), while
providing jobs and services for residents.
• Environmental impacts — minimization of impacts on public services, infrastructure, natural
resources, and scenic quality.
• Community character — maintenance of the character of the City's distinct neighborhoods
and commercial and business districts.
• Community viability— assurance of the economic viability of the City's uses through
improvement of underperforming and incompatible mixes of land uses and reinforcement of
key business sectors that support the vision for the role and character of Newport Beach.
GPAC LAND USE RECOMMENDATIONS 1
Inherently, it is recognized that it is impossible to optimize each of the goals in each of the sub -areas
and trade -offs among these may be necessary. For example, the maintenance of a pedestrian -
oriented "village" character for Corona del Mar, where the objective normally would be to slow traffic,
may conflict with intentions for efficient traffic flows on Coast Highway. As a result, in selecting the
recommendations, it was necessary to prioritize the most important goal, or goals, for each planning
sub -area in consideration of the choices and trade -offs that may be required.
Land use recommendations and a discussion of related policy implications are graphically presented
in a gray highlighted box to facilitate your review. The bases for the recommendations are
presented thereafter, including public input from the Visioning and Land Use Alternatives
Workshops.
GPAC LAND USE RECOMMENDATIONS 2
01
WEST NEWPORT HIGHWAY
Description
West Newport Coast Highway Corridor is located along Coast Highway, which runs northwest to
southeast, from Summit Street to just past 60th Street. This is a mixed commercial and residential
area, with the former serving the Newport Shores residential neighborhood closest to Banning
Ranch, the West Newport Residential neighborhood south of Coast Highway, and beach visitors.
The Corridor consists of commercial uses along the north side of Coast Highway, at about one block
in depth on average. Residential uses are interspersed between commercial uses, with
approximately half of those being multi - family residential and half being mobile homes. A portion of
the mobile homes are situated along Semeniuk Slough and the Army Corps restored wetlands, while
a number of the single - family homes outside the area are also located along the Slough. 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 County River Park
The Corridor 'commercial strip" serves residential neighborhoods as well as beach visitors. Primary
commercial uses include community- related retail such as a dry cleaners, liquor store, deli, and
grocery. A few motels are interspersed among the commercial uses. There are also a number of
dine -in, family -style restaurants, as well as a handful of fast -food establishments.
Many of the commercial structures appear to have been built in the 1960's to 1980's although some
hotels have been recently upgraded. The area's overall appearance, in terms of architecture and
maintenance, is not attractive and few commercial buildings have undergone the same upgrades as
adjoining residences. The commercial area is mostly highway - oriented, with parking lots fronting
many of the commercial uses. Many of these parking lots are of substandard size and configuration
due to past widening of West Coast Highway. This area is govemed by an adopted Specific Plan,
which was intended to promote its orderly development and provide service commercial uses for
nearby residences.
GPAC LAND USE RECOMMENDATIONS 3
la
11
Basis for Recommendations
1. The Visioning Process found that the Coast Highway Corridor is among those that require
revitalization. To this end, the City may be proactive in creating a vision for its improvement that
would help to guide future private development.
2. The clustering of commercial uses would enhance their economic vitality and improve the
appearance of the area. Depending on the scale, aggregation of individually owned parcels
could provide for more efficient building footprints and parking. Generally, this approach
received support in the Public Workshop (in excess of 50% indicated moderate to strong
agreement). Improvement of the quality of commercial development on the Highway would
enhance property values of adjoining residential neighborhoods, as well as provide revenue to
off -set the costs associated with maintaining the City's affordable housing.
Alternatives providing for the redevelopment of existing commercial parcels for housing would
remove a number of uses that serve the surrounding community, including restaurants, and
coastal visitors. Public Workshop input opposed their conversion (65% indicated moderate to
strong disapproval) and the Coastal Act prioritizes the development of uses that support coastal
visitors.
4. While mixed -use development (defined as the integration of housing in buildings above ground
level retail was supported in the Public Workshop (61% indicating moderate to strong
GPAC LAND USE RECOMMENDATIONS 5
1 a
agreement), the area's two -story height restriction, also supported in the Public Workshop, would
preclude such development (minimum of 3 stories required for a financially viable project).
5. Redevelopment of the westernmost parcel occupied by the trailer park was strongly supported in
the Public Workshop (78.3% indicating moderate to strong agreement). Of these, 83%
supported the development of a staging area and trailhead for the Orange County River Park.
As such facilities would require only a portion of the site and the demand for affordable housing
is high, it is feasible to develop both uses on the property.
6. Among the Guiding Principles that support the recommendations are:
a. Encourage the revitalization of older commercial areas.
b. Protect the high value of residential property.
c. Support the careful expansion of visitor - serving businesses and facilities, including hotels.
d. Protect and, where feasible, enhance the natural setting that contributes to the character and
identity of Newport Beach and the sense of place it provides for its residents and visitors.
e. Promote a balanced residential community, comprised of a variety of housing types, designs,
and opportunities for all social and economic segments including very low, low, moderate,
and upper income households.
f. Maintain quality residential development through the application of sound planning principles
and policies that encourage the preservation, conservation and appropriate renewal of the
City's housing stock.
g. Improve, where feasible, parking.
GPAC LAND USE RECOMMENDATIONS 6 15
BANNING RANCH
Description
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 are within the jurisdiction of the City of Newport Beach.
Banning Ranch is located in the western -most portion of the Newport Beach Planning Area, north of
Coast Highway and the Newport Shores residential community, just 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.
The site is located within the coastal zone boundary and is subject to the provisions of the Orange
County Local Coastal Program (LCP). However, the site is referred to as a "white hole" since the
County's LCP does not provide land use designations for the Banning Ranch area.
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. There are 65
active oil wells and four active injection wells located throughout the Banning Ranch area. 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, 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.
A preliminary field evaluation of Banning Ranch was conducted by the consultant as a general
indicator of the presence of habitat and species that may be subject to regulatory review. Based on
this analysis, the property is estimated to contain approximately 69 acres with a habitat value rank of
"1," which are primarily concentrated in the northwestern portion of the site. These areas are
considered to have a high biological resource value, and are likely to require a resource permit from
federal and /or State agencies prior to development. Other areas scattered throughout the site may
also be of biological value but to a lesser extent. Areas with a rank of "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.
GPAC LAND USE RECOMMENDATIONS 7 4
Rank
Acres
1
69
2
96
3
118
Total
283
GPAC LAND USE RECOMMENDATIONS 8
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Basis for Recommendations
1. The majority of the Banning Ranch is located on unincorporated lands in the County of Orange,
with development approvals subject to its General Plan and regulatory authorities. The property
owner can request annexation to Newport Beach, which would give development review
authority to the City.
2. During the Visioning process, residents were divided in opinion regarding the future of Banning
Ranch. Some residents preferred preserving Banning Ranch as open space, while others
supported development for needed housing.
3. At the Public Workshop, the majority of participants supported the preservation of the Banning
Ranch as open space, with limited parklands (58.1 %).
4. During the Visioning process, 46% of the survey respondents supported preserving Banning
Ranch as open space if it requires a tax increase of $250 per parcel for 15 years, along with
other funds for the restoration of the site. A similar percentage of Public Workshop participants
supported an annual tax of $50 to $100, with 14.5% supporting a tax of $500. Some indicated a
preference for funding through state bonds, use of environmental mitigation fees, and/or
acquisition by a private or non - profit agency.
5. In an informal poll, a majority of Public Workshop participants indicated their willingness to
support some development of the property if it would generate revenue to help fund the
preservation of the majority of the property as open space. In general, they were almost equally
divided between a residential village that would be smaller than the Taylor- Woodrow proposal or
a resort hotel. Approximately 5% supported the existing General Plan's uses and 6.5% the
Taylor- Woodrow proposal.
6. While a resort hotel may result in the least traffic and environmental impacts, its inland location
with no beach access, views of the sewage treatment plant, and competition from more desirable
sites in the City and Huntington Beach would likely inhibit its market for development. Inclusion
of a small hotel or vacation rentals into a residential village would benefit from the other uses
and contribute additional revenue to the City.
Visioning participants indicated the desire to protect and preserve the bluffs located within
Banning Ranch and public view corridors. Some supported restricting the height and size of
homes, establishing large setbacks to protect the bluffs. These opinions were reiterated in the
Public Workshop, where participants indicated that any development should be located and
designed to assure maximum protection of the wetlands, important habitats, natural drainages,
and bluff faces and clustered, to the extent feasible, adjacent to surrounding residential and
industrial development.
GPAC LAND USE RECOMMENDATIONS 10 1
8. A roadway connection connecting Coast Highway and 15 Street is important to relieve traffic
congestion at Superior Avenue.
9. Proposed land uses would result in approximately 500 fewer peak hour trips than the existing
General Plan and a net annual fiscal benefit of approximately $700,000.
10. Among the Guiding Principles that support the recommendations are:
a. Support the careful expansion of visitor - serving businesses and facilities, including hotels.
b. Protect and, where feasible, enhance the natural setting that contributes to the character and
identity of Newport Beach and the sense of place it provides for its residents and visitors.
c. Balance developed lands with adequate open space and recreation areas and preserve
opportunities for maintaining healthy life styles in Newport Beach.
d. Promote a balanced residential community, comprised of a variety of housing types, designs,
and opportunities for all social and economic segments including very low, low, moderate,
and upper income households.
e. Protection, rehabilitation, or enhancement of terrestrial and marine habitats through careful
siting of future development.
f. Encourage the maintenance of natural landforms.
g. Protect and, where feasible and appropriate, create public viewsheds within the City.
GPAC LAND USE RECOMMENDATIONS 11 /
1
WEST NEWPORT INDUSTRIAL
Description
The area is generally bounded by Newport Boulevard to the east and 16th Street to the north.
Southwest of the West Newport Industrial area lies residential and condominium developments,
beyond which Banning Ranch is located. The City of Costa Mesa is located directly north of the
area. West Newport Industrial area is a mix of residential (41.8 percent), industrial uses including the
Newport Technology Center business park (32.9 percent), and commercial uses (17.3 percent).
Other uses include public uses such as the City Corporation Yard and Carden Hall Elementary
School on Monrovia Avenue. Development in the area dates back to mid - twentieth century.
Commercial uses in the area include professional /medical office (13.2 percent) and auto - related
uses (1.8 percent). There are few neighborhood- serving retail uses in the area (about 2.0 percent of
the area). Some of the commercial uses are under - performing.
Hoag Hospital is located immediately south of the planning area and is a major activity center of the
City. Its proximity to the West Newport Industrial area may act as an economic attraction for new
medical and related uses, stimulating the conversion of existing uses into a medical campus that
creates an attractive and convenient place where people can live and work.
There are significant amounts of multi - family uses (32.1 percent) in the center of the area,
separating industrial uses to the north and south of the area. Light industrial uses (30.0 percent)
account for the majority of industrial uses in the area, while marine - related industry and multi- tenant
uses together account for less than 3.0 percent of the area. The mix of industrial and residential
uses is not always complementary within and at the edges of the area.
The City's current General Plan Circulation Element identifies several streets in the area for
widening and reconfiguration. The streets planned for widening include 15th Street between
Monrovia Avenue and Superior Avenue and Placentia Avenue from Superior Avenue to Hospital
Road. New road extensions are planned west of the area for 15"' Street, 17`h Street and le Street
(in Costa Mesa). These streets are planned to extend to a new road to be constructed, Bluff Road,
located in the Banning Ranch area to the west.
GPAC LAND USE RECOMMENDATIONS 12 0
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Basis for Recommendations
1. Visioning process participants indicated that the West Newport Industrial area would benefit from
revitalization.
2. The development of additional medical offices and other facilities supporting Hoag Hospital was
widely endorsed by participants at the Public Workshop (in excess of 76% indicated moderate to
strong agreement).
3. An almost equal number of participants supported the development of additional housing in the
area (74% indicated moderate to strong agreement).
4. Participants were divided in their support for the retention of industrial uses (approximate 45%
indicating moderate to strong agreement and 55% indicated moderate to strong disagreement).
The retention of the lands north of Production Place for light manufacturing purposes provides
opportunities for jobs, start-up businesses, and essential "support" uses that are not
accommodated elsewhere in Newport Beach and can serve as a transition between the area's
multi - family housing and Costa Mesa's more intensive industrial uses.
5. Expansion of medical offices and housing, while replacing some existing industrial uses (e.g.,
Technology Center) will reduce peak hour trips from the existing General Plan. The
development of additional housing allows a greater number of residents to live closer to their
jobs, reducing the length of vehicle trips.
GPAC LAND USE RECOMMENDATIONS 14
a1
6. Additional height for medical office and ancillary buildings, while holding the permitted density
constant, provides the opportunity to reduce the land area occupied by the building increasing
ground level open space and parking.
7. Among the Guiding Principles that support the recommendations are:
a. Facilitate the development and retention of a variety of business types that strengthen the
vitality of the local economy.
b. Capitalize on market and demographic changes and opportunities that emerge in key
economic centers of the community.
c. Promote a balanced residential community, comprised of a variety of housing types, designs,
and opportunities for all social and economic segments including very low, low, moderate,
and upper income households.
d. Maintain quality residential development through the application of sound planning principles
and policies that encourage the preservation, conservation and appropriate renewal of the
City's housing stock.
e. Preserve, promote and respect the existing goals and policies set forth in the City s currently
certified Housing Element.
GPAC LAND USE RECOMMENDATIONS 15
a
OLD NEWPORT BOULEVARD
Description
This area is situated east of Newport Boulevard and runs from 15th Street at the north end to
Catalina Drive at the south end. Old Newport Boulevard was formerly the primary roadway leading
into the city from the north. A residential neighborhood lies directly to the east, while Hoag Hospital
is situated to the west across Newport Blvd. This area is primarily commercial (71.3 percent of the
area) comprised mainly of professional offices, and mufti- tenant commercial uses. 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. Recently, this
area has experienced a transition towards increased medical office uses. This transition is likely
attributable to the proximity of Hoag Hospital.
There are two vacant buildings at the northern end of the study area, (3.5 percent of the area), as
well as a few auto- related uses (4.7 percent) such as auto service repair. The mix of uses is not
always complementary, with auto repair uses adjacent to hair salons and/or specialty retail. This
area is not pedestrian- oriented. While there are some walkable areas, the boulevard is wide and
there are a mix of uses and lot configurations that do not create a consistent walkway. This area is
governed by a Specific Plan.
GPAC LAND USE RECOMMENDATIONS 16
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Basis for Recommendations
The majority of seven Public Workshop participants opposed the development of uses
supporting Hoag Hospital, additional retail and office development, and housing. In general,
they supported the preservation of the status quo. However, there is a strong market for medical
support uses, as reflected in recent development activity, with insufficient market to maintain the
current mix of retail commercial uses throughout the corridor. Medical offices can be designed
and scaled to be compatible with adjoining residential neighborhoods and improved pedestrian
connections can help to reduce automobile trips. Resident serving retail uses will be more
compatible with the adjoining neighborhood than the existing "heavy" uses.
2. Workshop participants supported the development of mixed -use buildings that integrate housing
with ground floor retail on the east side of Old Newport Boulevard as a transition with adjoining
residential neighborhoods (71% in favor), with a smaller percentage (57 %) supporting the
development of townhomes.
3. Adjoining residential neighborhoods are sufficiently high that they will not be impacted by three
story development in the mixed -use area on the east side of Old Newport Boulevard.
3. Among the Guiding Principles that support the recommendations are:
a. Encourage the revitalization of older commercial areas.
b. Encourage mixed -use development.
c. The quantity of land designated for commercial use and the development standards that
regulate such uses should reflect the market support that can reasonably be anticipated
during the General Plan time horizon.
d. Capitalize on market and demographic changes and opportunities that emerge in key
economic centers of the community.
e. Future development should consider the scale, urban form, design, character and quality of
the community.
GPAC LAND USE RECOMMENDATIONS 18
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BALBOA PENINSULA
(Lido Village, Cannery Village, and McFadden Square)
Descriptions
Lido Village and Civic Center
This sub -area is comprised of two distinct locales, Lido Village and the Civic Center, which
comprises the area in which City Hall is located. Lido Village is bounded by Finley Drive to the south,
the Lido Channel to the north and east, and Newport Blvd to the west. Primary uses in Lido Village
include salons, home furnishings, apparel, and other specialty shops ranging from jewelry stores to
wine merchants. Lido Village includes Lido Marina Village, a waterfront development situated
between the Lido Channel, Newport Boulevard, and Via Lido, and is adjacent to City Hall.
Lido Marina Village is primarily a pedestrian- oriented retail area, with a mix of neighborhood - serving
commercial uses and specialty shopping. A parking structure, located in the center of Lido Village,
accounts for 8.3 percent of the land area. The area also contains the historic Lido Theatre located on
Via Lido, and civic /social uses such as the Elks Lodge. Commercial land uses predominate at 53.5
percent of the area, with some residential condominiums (2.9 percent of the area) located along Via
Lido.
While Lido Village contains specialty retail and restaurants, the Civic Center area is more public -use
oriented. This area primarily contains public/semi- public uses, with City government offices, a church
and a fire station. It consists of the City Hall complex, a Fire Station,, a public parking lot, and a
stretch of landscaped parkway along Newport Boulevard; these uses account for 24.8 percent of the
study area. In addition, the area contains multi- tenant commercial uses such as (38.0 percent of the
study area), located in the commercial strip on Newport Boulevard west of City Hall between Via
Lido and 32nd Street. Vacancies account for 3.1 percent of land uses in the study area.
Cannery Villaae
Cannery Village is the historic center of the City's commercial fishing and boating industry and has a
mix of small shops, art galleries, and professional offices and service establishments. This area is
bounded by 32nd Street to the north, Balboa Boulevard to the west, Lido Channel to the east, and
26th Street to the south. The area is primarily commercial (71.3 percent of the sub area) with a
variety of neighborhood - serving commercial and specialty shops. Residential uses comprise 15.4
percent of the area; these are mostly multi - family and/or attached homes. A new loft -style
development has recently been constructed. Additionally, older developments in the area include
some single - family residential units combined with commercial uses on single lots.
Specialty retail in the area includes home fumishings and art galleries, and architectural and design
offices. There are also professional offices, located mostly in the northern portion of the area.
Community- related commercial uses, such as Albertson's grocery and gyms, are located in the area.
Dine -in and fast food restaurants account for more than 7.0 percent of the land area. Marine - related
commercial (boat sales) and marine - related industrial uses (boat repair) can also be found between
Newport Boulevard and the Lido Channel, representing 2.2 percent and 1.5 percent of the area
respectively.
Religious institutions are located in the northwest portion of the area and represent 4.8 percent of
land uses. Public parking is available on several small lots throughout the area, accounting for 3.1
GPAC LAND USE RECOMMENDATIONS 19
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percent of land uses. Vacant lots or buildings account for less than 2.0 percent of the area. This area
is included within the Cannery Village /McFadden Square Specific Plan.
Properties west of Newport Boulevard are developed for community - serving commercial uses,
including a grocery store and fast -food restaurants.
McFadden Square
McFadden Square lies south of Cannery Village, and is bounded by 26th Street to the north, f 9th
Street to the south, and Ocean Front and the Pacific Ocean to the west. It features commercial
operations from restaurants, beach hotels, dory fishing boats, and tourist - oriented shops to service
operations and facilities that serve the Peninsula. An important feature of this area includes the
Newport Pier, which attracts many visitors. The McFadden Square area is known for its marine -
related industries such as shipbuilding and repair facilities on the harbor, some of which have been
in continuous operation for over fifty years. Commercial land uses are largely concentrated in the
commercial strips of Balboa and Newport Boulevards, with residential along Ocean Front.
This area is a combination of residential (39.6 percent) and commercial (27.8 percent) uses, with
multktenant and visitor - serving commercial uses, such as t -shirt shops, and rental shops. Dine -in
and fast food restaurants account for 7.0 percent of the area. There are also many bars and clubs in
the area with some featuring live music, especially along Ocean Front. The Newport Pier extends
from McFadden Square, and there are many nearby recreational uses (bike rentals, surf shops,
etc.).
Other uses in the area include industrial and public uses. There are a number of marine - related
industrial uses (boat storage, restoration and repair, etc.) between Newport Boulevard and the West
Lido Channel. Balboa Community Center is located just south of the pier and accounts for 7.0
percent of the land uses within the area. Public parking (22.1 percent of area land use) is available in
two lots, of.which the easternmost one is separated from commercial uses by residential uses.
These lots 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, outdoor furniture, and landscaping to provide a pleasant environment.
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.
Improvements at this intersection are currently under construction.
GPAC LAND USE RECOMMENDATIONS 20
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There is an oversupply of land zoned exclusively for commercial uses on the Balboa Peninsula
based on ADE's market analysis. The concentration of retail uses in limited locations and re-use
of other properties for residential uses would improve the area's economic and social vitality
throughout the year and reduce peak hour trips from the existing General Plan.
2. Participants in the Visioning process indicated that both Cannery Village and McFadden Square
need continuing revitalization and the City could be proactive in creating a vision for revitalization
to help guide future private development.
3. While overnight lodging has not been supported in the Visioning process survey and public
meetings, we believe that smaller bed and breakfast and boutique hotels could be designed and
scaled to complement the pedestrian- oriented village character of Lido Village and McFadden
Square, as well as help the City's fiscal balance through the revenue that would be contributed.
4. Approximately 56% of Public Workshop participants supported the reinforcement of Lido Village
and McFadden Square as primary activity nodes with the interior of Cannery Village allocated for
housing or mixed -use development.
5. The majority of Visioning process and Public Workshop participants indicated their support for
mixed -use buildings in Lido Village, McFadden Square, and portions of Cannery Village. While
this may be feasible in a number of locations, the immediate bayfront may be restricted to non-
residential coastal- dependent uses as required by the Coastal Act.
GPAC LAND USE RECOMMENDATIONS 23 b
6. The Visioning process indicated support for the protection of historic commercial and residential
villages, such as Lido Village.
7. Suggestions of tools to protect the villages including the narrowing of permitted uses, adopting
design and development guidelines, establishing a design review process, and adopting specific
plans.
8. Among the Guiding Principles that support the recommendations are:
a. Facilitate an economically viable concentration of marine uses.
b. Encourage the revitalization of older commercial areas.
c. Encourage mixed -use development.
d. The quantity of land designated for commercial use and the development standards that
regulate such uses should reflect the market support that can reasonably be anticipated
during the General Plan time horizon.
e. Support the careful expansion of visitor- serving businesses and facilities, including hotels
and meeting facilities.
f. Encourage the redevelopment of under - performing commercial areas to allow residential or
mixed -use development.
g. Enhance the beneficial and unique character of the different neighborhoods and business
districts that together identify Newport Beach
GPAC LAND USE RECOMMENDATIONS 24
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BALBOA VILLAGE
Description
Balboa Village is the historic center for commercial, recreational, and social activities in the
community. Balboa Village is located on the Balboa Peninsula between Coronado Boulevard to the
northwest,* and A Street to the southeast. This study area has 19 acres, of which a mix of
commercial uses represents 33.5 percent (6.4 acres) of land uses within the area. Of the retail uses,
multi- tenant buildings with a variety of commercial uses are the largest commercial land use,
representing 15.3 percent (2.9 acres) of the area. The retail uses are a mix of neighborhood- serving
and visitor - serving commercial, i.e., ice cream, bike rentals, and T -shirt shops. Fast food and dine -in
restaurants, apparel and specialty shops predominate along Balboa Boulevard and Main Street. A
"fun zone" along Edgewater Place includes entertainment uses such as an arcade, amusement park
rides, fast food restaurants, and souvenir shops. Marine - related commercial uses such as ferries to
Balboa and Catalina Islands, and harbor tours are present in the area. There are a number of
commercial vacancies throughout the area, as well as in the multi- tenant complexes along
Edgewater Place. This study area is pedestrian - oriented with articulated building facades, and
signage that is pedestrian scale.
The single largest land use category in the study area is public parking. Two parking lots account for
36.9 percent (7.0 acres) of the area's land uses, providing parking for the adjacent beach area as
well as the study area. This is appropriate in an older pedestrian- oriented area where buildings
typically have zero lot lines (built to the property line), and limited private parking areas.
Residential land uses accounting for 21.5 percent (4.1 acres) of the area are located primarily within
the western portion of the study area from Adams Street to Coronado Street, at the eastern
boundary of the area, and along Ocean Front. A large park, Peninsula Park, accounts for 4.8 percent
(0.9 acres) of the area. The City has embarked upon a number of public improvements in the area
within the last few years, which include the addition of street furniture, lighting, landscaping, widened
sidewalks, and decorative paving. This study area is within a Specific Plan area.
The Balboa Peninsula Planning Study was conducted in 1996. The study concluded the area has a
strong marine heritage, and has drawn fishermen, recreational boaters, summer residents, :and
beachgoers. Over time, the area has experienced a transition to year -round residential use while the
visitor uses have continued, with no comprehensive planning to ensure the compatibility of these
uses. Parking supply has been improved through the construction of a new parking lot at Palm and
Balboa Boulevard and the refurbishment of the beach lot to improve access for shortterm users.
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 promote a quality
image for the Peninsula.
In 1997, the Balboa Peninsula Planning Advisory Committee (BPPAC) published its vision for
Balboa Village. The vision consisted of aesthetic improvements such as landscaping, pedestrian
amenities, and design standards. The vision addressed property maintenance standards, parking
district implementation, and circulation improvements. The vision also sought to establish a 'family
marine recreation theme," upgrade the Fun Zone, and improve the quality and mix of commercial
tenants. In excess of $5 million has been invested by the City for landscape, streetscape, and
parking improvements and Design Guidelines were adopted for Balboa Village in 2002.
GPAC LAND USE RECOMMENDATIONS 25 OA
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Basis for Recommendations
1. Participants in the Visioning process indicated the need for revitalization of Balboa Village.
2. Year -round tourism on Balboa Peninsula is inadequate to support all commercial areas and
interest has been expressed to rezone areas for residential or mixed -use development.
GPAC LAND USE RECOMMENDATIONS 26
33
I A significant majority of the Public Workshop participants (82 %) supported the concentration of
commercial uses in the core of the Village and re -use of outside commercial properties for
housing.
4. A similar majority, 75% of the participants, supported prioritizing water - oriented and visitor -
serving commercial uses.
5. A somewhat smaller number of participants, though still a majority, supported the development
of mixed -use buildings that integrate housing with ground level retail uses (54 %). This is
consistent with input from the Visioning process, where the Village was identified as a suitable
location for mixed -use development. Development of mixed use buildings would expand the
customer base for retail commercial uses and services and enhance the area's pedestrian
activity.
6. Consolidation of commercial uses coupled with the re-use of underperforming commercial
properties for mixed -use and housing would expand the customer base for local retail uses,
helping achieve economic development objectives, conform to the community's vision, and
protect property values in nearby residential neighborhoods. Development of additional housing
in Balboa Village and reduction of commercial capacity would increase pedestrian activity and
reduce vehicle trips, benefiting traffic conditions on the Peninsula.
7. Among the Guiding Principles that support the recommendations are:
a. Encourage the revitalization of older commercial areas.
b. The quantity of land designated for commercial use and the development standards that
regulate such uses should reflect the market support that can reasonably be anticipated
during the General Plan time horizon.
c. Enhance the beneficial and unique character of the different neighborhoods and business
districts that together identify Newport Beach
d. Preserve the community's heritage.
e. Encourage the redevelopment of under - performing commercial areas to allow residential or
mixed -use development.
GPAC LAND USE RECOMMENDATIONS 27
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MARINER'S MILE
Description
Mariner's Mile is a primarily auto - oriented area located along Coast Highway, which runs west to
east, from the Arches Bridge on the west to Dover Drive on the east end. Commercial uses account
for 82.9 percent of land uses in the study area: a mix of marine - related commercial uses (boat sales,
sailing schools, and marina), some auto- related uses (auto dealerships and service) and
neighborhood - serving commercial are located throughout the area. The Balboa Bay Club and
Resort, a hotel and a private club located on City tidelands, represents 19.4 percent of uses in the
area. Marine related uses account for 12.8 percent of the area, while auto - oriented uses account for
9.0 percent of the area. Multi- tenant commercial uses that combine a number of related or
complementary uses in a single building or buildings that are connected physically or through
design, account for almost 25 percent of area land uses.
Waterfront development, such as dockside restaurants, is concentrated on the southern side of
Coast Highway, while there are more general commercial uses along the northern side. Secondary
uses include salons, restaurants, apparel, and other specialty shops ranging from wine stores to
home furnishings stores. There are a high number of vacancies in Mariner's Mile relative to the other
areas; 8.5 percent of the area contains vacant buildings. Many of these vacancies are sites with
development potential.
The City has recently embarked on a plan, Mariner's Mile Strategic Vision and Design Plan (adopted
by City Council in 2000), to accomplish the following: create a pedestrian- friendly retail district along
the northern portion of Coast Highway in the vicinity of Tustin Avenue, Riverside Avenue, and Avon
Street; improve the auto - oriented strips located on the north side of Coast Highway, in the western
and easternmost portion of the area; create a vibrant public waterfront south of Coast Highway;
upgrade the visual character of the area with new landscaping and streetscape amenities; and
improve private development standards associated with signage, architecture, and lighting. Parts of
the area may not easily adopt a pedestrian character as there are commercial uses with parking in
the front and traffic on Coast Highway is heavy. In addition, there is a possibility that Coast Highway
could be widened in this area in the future, which would detract from the intentions of a more
pedestrian- friendly environment by potentially narrowing sidewalks and allowing more traffic in the
area. An issue to consider is how future development will affect the character of Mariner's Mile, and
what kind of uses the community would like to have in this area.
The western half of this area is within the Mariner's Mile Specific Plan area. The Specific Plan has
designated the bay side of Coast Highway for Recreational and Marine Commercial, which allows for
the following: (1) continuation of marine - oriented and visitor - serving uses; (2) maintains the marine
theme and character of the area; and (3) encourages public physical and visual access to the bay.
For the area inland of Coast Highway, the Specific Plan allows for Retail and Service Commercial
uses, which is intended to serve as an active pedestrian oriented retail area with a wide range of
visitor- serving, neighborhood commercial, and marine - related uses.
GPAC LAND USE RECOMMENDATIONS 29
36
GPAC LAND USE RECOMMENDATIONS 30
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1. Visioning process participants identified Mariner's Mile as a location that needed 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 of survey respondents opposed hotel development in Mariner's Mile.
2. Participants in the Public Workshop (22 people) were almost equally 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. A number of participants indicated that high land
values and rents limit the number of marine - related uses that can be economically sustained in
the area.
3. ADE's study of the local marine industry found that rising costs have resulted in fewer firms
serving the demand for boat service and parts, and businesses that do not have to be on the
water have moved to inland locations. There is a possibility that reduced availability of boat
services in Newport Beach could cause boat sales businesses to move inland as well, costing
the City sales and property tax revenues.
4. Approximately 83% of the Workshop participants supported the development of housing in
Mariner's Mile. This was evenly split between those who believed that housing should be
located on both sides of Coast Highway and those who favor limiting it to inland parcels.
5. The Coastal Act prioritizes the development of coastal - related uses over the development of
housing in the Coastal Zone and Coastal Commission staff have advised the City that provision
of marine- related uses must be made along the Newport Beach waterfront.
6. Housing developed as free - standing structures or in buildings that integrate housing above
ground level commercial uses can serve as a transition from Coast Highways intensive
commercial development and upland residential neighborhoods.
8. Inland properties flanking Riverside and Tustin Avenues offer the opportunity for the
development of additional retail uses that support upland residential neighborhoods. These can
be located and designed to promote active pedestrian activity, and, with adjoining housing
development, could establish a "village" character, as proposed in the Mariner's Mile Strategic
Vision and Design Plan.
9. Among the Guiding Principles that support the recommendations are:
a. Encourage the revitalization of older commercial areas.
b. General Plan land use policies should facilitate an economically viable concentration of
marine uses.
c. Support the careful expansion of visitor - serving businesses and facilities, including hotels.
d. Protect and, where feasible, enhance the natural setting that contributes to the character and
identity of Newport Beach and the sense of place it provides for its residents and visitors.
GPAC LAND USE RECOMMENDATIONS 32
39
e. Encourage the redevelopment of under - performing commercial areas to allow residential or
mixed -use development.
f. Encourage the maintenance of natural landforms.
g. Encourage the protection and, where feasible and appropriate, creation of public viewsheds
within the City.
GPAC LAND USE RECOMMENDATIONS 33 46
NEWPORT CENTER /FASHION ISLAND
Description
Newport Center is generally located in the center of the city, north of Coast Highway between
Jamboree Road and MacArthur Boulevard. Newport Center 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 major retail 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 hotels buildings to the north of the Center
form a visual background for lower rise buildings and uses to the south and west.
Newport Center is essentially built out with the exception of a couple of vacant strips of land in the
eastern portion of the site. There is entitlement for 185 additional hotel rooms and just less than
300,000 square feet of entitled undeveloped retail space in Fashion Island. Combined, Newport
Center and Fashion Island contain commercial land uses that represent 57.4 percent of this sub
area. Fashion Island, a regional mall with a mix of specialty shopping, accounts for 15.8 percent of
the uses within the sub area. Newport Center consists of professional office uses (26.6 percent of
the study area), two hotels (6.3 percent), multi- tenant commercial (5.9 percent), public and semi-
public uses such as the Police and Fire Departments and Orange County Museum of Art and Sports
Museum (2.9 percent), and entertainment (1.5 percent) uses along the perimeter of Newport Center
Drive. The Center is also the site of a transportation center, located at San Joaquin Hills Drive and
MacArthur Boulevard that includes a Park and Ride.
A large open space area (26.1 percent) adjacent to Coast Highway and Jamboree Road in the
western portion of the sub area is the site of the Newport Beach Country Club and Balboa Bay
Tennis Club. Single- family attached residential uses (10.4 percent) also are located in this quadrant.
There is a considerable amount of vacant land (approximately 16 acres) between MacArthur
Boulevard and Avocado Avenue. Newport Center is largely built out, but there has been discussion
of future development of office, hotel, retail, and residential uses in this area.
GPAC LAND USE RECOMMENDATIONS 34 `(I
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In the Visioning process a majority of residents and businesses supported little or no change to
Newport Center, but some were willing to allow growth for existing companies. At the same
time, a majority supported keeping retail space at current levels, but many were willing to support
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.
A majority of resident and business survey respondents supported building new hotels in
Newport Center.
In the Public Workshop, approximately, two- thirds of the participants expressed moderate to
strong support for the expansion of retail and entertainment uses in Fashion Island and about
half supported the development of another retail anchor. Over half were opposed to further
office development, while two thirds indicated support for additional hotel rooms. Development of
additional housing was strongly supported by three - quarters of the participants.
3. The flexibility to develop retail space and hotel rooms will enable Fashion Island to respond to
market demands as they evolve over the next 20 years and help to maintain its' economic
viability.
4. Additional hotel, retail, and residential uses will contribute to the City's fiscal well - being, while
more office development would not pay the full costs to provide needed City services.
5. Increased residential entitlement will enable a larger number of persons to live close to their jobs,
commerce, entertainment and recreation, reducing vehicle trips and length, energy consumption,
and air pollution below those resulting from more dispersed patterns of development. Newport
Center residents who commute to jobs outside the area will be traveling in the opposite direction
of peak hour traffic.
6. Among the Guiding Principles that support the recommendations are:
a. Support City efforts to optimize retail sales capture in the community.
GPAC LAND USE RECOMMENDATIONS 36 43
b. Facilitate the development and retention of a variety of business types that strengthen the
vitality of the local economy.
c. Capitalize on market and demographic changes and opportunities that emerge in key
economic centers of the community
d. Support the careful expansion of visitor - serving businesses and facilities, including hotels
and meeting facilities
e. Consider mixed -use development as a means to create additional housing opportunities.
f. Consider urban scale development in areas where there is potential for development
patterns that will minimize traffic.
g. Additional development entitlement needs to demonstrate significant fiscal, economic or
other community benefit.
h. Establish land use and densityCntensity limits that will have less impact on peak hour traffic.
GPAC LAND USE RECOMMENDATIONS 37 ,try
CORONA DEL MAR
Description
The Corona del Mar planning area is located along Pacific Coast Highway from Avocado Avenue to
Hazel Drive. Figure 6 -1 shows the regional location of the Corona del Mar area. Commercial land
uses front Coast Highway with residential land uses directly to the east and west of the commercial
uses. This area is primarily commercial (78.6 percent), with a mix of neighborhood- serving
commercial (approximately 10.0 percent) and specialty shops (6.0 percent). Primary retail uses
include restaurants (more than 8.0 percent), home furnishings, and other specialty shops ranging
from apparel to architectural design services. Many commercial uses (about 40.2 percent of the
area) are located in multi- tenant buildings with retail on the first floor of buildings and professional
services located on the second floor. While there were a few commercial vacancies at the time of the
land use survey, the most prominent was that of the Port Theatre located at the corner of Coast
Highway and Heliotrope.
Sherman Library and Gardens (about 9.0 percent of the area) is a private facility and research library
open to the public. There is an assisted - living residential complex representing 7.4 percent of land
uses in the area. Corona del Mar is pedestrian- oriented with a dense mix of commercial uses,
streetscape amenities, street medians, and a limited number of signalized crosswalks.
The Corona del Mar Business Improvement District (BID) was established in 1996 to enhance the
shopping district of Corona del Mar to create an exciting, pedestrian and resident friendly
experience. In 1999, the BID developed the "Vision 2004" Plan to implement community
improvements for Corona del Mar. The plan envisions the creation of a linear park -like environment
along Coast Highway from Avocado Avenue to Seaward Drive. The plan also calls for sidewalk
landscaping, street furniture, street lighting fixtures, pedestrian activated crosswalks, parking lanes
and various other improvements. A Specific Plan has also been contemplated for this area, but one
has not been developed.
GPAC LAND USE RECOMMENDATIONS 38 . qC
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1. Visioning process participants expressed support for protecting Corona del Maras an important
historic village of the City.
Approximately two- thirds of the Public Workshop participants indicated moderate to strong
support for the enhancement of Corona del Mar as a pedestrian- oriented commercial center that
serves its adjoining neighborhoods. A significant majority (61 %) indicated moderate to strong
opposition to the development of mixed -use buildings at key intersections and more (70 %)
opposed the clustering of commercial at intersections and redevelopment of intervening parcels
for housing.
3. Redevelopment of residential properties abutting commercial uses for parking was supported by
slightly more than half of the Workshop participants and opposed by about one - third.
4. Development of centralized parking facilities would provide opportunities for customers to park
once and walk among the corridor's businesses, reducing vehicle trips and pollution.
5. Among the Guiding Principles that support the recommendations are:
a. Facilitate the development and retention of a variety of business types that strengthen the
vitality of the local economy.
b. Enhance the beneficial and unique character of the different neighborhoods and business
districts that together identify Newport Beach.
c. Preserve the community's heritage.
GPAC LAND USE RECOMMENDATIONS 40 qI
JOHN WAYNE AIRPORT AREA
Description
The Airport Area covers approximately 360 acres and is bound by Campus Drive to the north, Bristol
Street North/Corona del Mar. Freeway to the south and Jamboree Road to the east. As the study
area name implies, the area is adjacent to the John Wayne Airport. It is also in close proximity to the
University of California, Irvine.
This proximity has influenced the many uses in the area that support the airport and the university,
such as research and development, high technology industrial and visitor - serving uses, such as
hotel and car rental agencies. This area consists of 83.7 percent commercial uses with
administrative, professional, and financial office uses accounting for 62.0 percent of the area's land
uses. Multi- tenant commercial accounts for 7.5 percent of the area's land uses and provide support
retail and services for office and industrial employment centers in the area. A number of industry
headquarters are located in the Airport Business Area including Conexant and Jazz Industries, along
with other major businesses located in Koll Center at MacArthur Boulevard and Jamboree Road.
Industrial related uses account for 13.1 percent of the study area.
Three large hotel developments account for 4.5 percent of the area's land uses. Also significant are
a number of auto - related commercial uses located primarily in the northwest portion of the area.
These auto - related uses include carwash, auto - detailing, rental, repair, and parts shops.
The Airport Area is surrounded by John Wayne Airport in the County of Orange on the west, and the
City of Irvine on the north and east. Recent development activity in the City of Irvine's Business
Complex has included the transfer of development rights, bringing more intense development closer
to the Airport Business area, and resulting in the conversion of office to residential entitlement. This
activity is changing the area to a mixed -use center.
GPAC LAND USE RECOMMENDATIONS 41 r '
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Basis for Recommendations
Visioning process participants prefer revitalization of the Airport Area with income generating
land uses over undirected growth. Generally, a range of development types were acceptable as
long as traffic is not adversely affected. There was strong support for new hotels and broad
consensus on mixed -use development with residential and revenue - generating uses. Survey
respondents were comfortable with low -rise office buildings, and opposed to more car
dealerships and industrial uses. There was split support for high -rise development and retail.
GPAC LAND USE RECOMMENDATIONS 43
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2. A majority of Visioning process participants believe it is acceptable to have more traffic
congestion in certain locations of the City, such as the Airport Area, than in other parts of the
City.
3. Almost 80% of the Public Workshop participants expressed moderate to strong agreement that
the Airport Area is urban in character, different than other City neighborhoods, and suitable for
additional development.
4. Almost 80% of Workshop participants supported the development of housing in the Airport Area.
Of those, about 60% favored a mix of low and mid -high rise buildings and the remainder
supported high rise.
5. Almost all Workshop participants supported the revitalization of economically underperforming
properties, such as the Campus tract, for office, industrial, and other uses. An equal number
indicated that allowing somewhat higher densities was acceptable as an incentive for the area's
revitalization.
6. Strong market demands and nearby development in the Irvine Business Complex make the
Airport Area suitable for housing, provided that it is developed to achieve a cohesive district that
is integrated with adjoining office/ retail /industrial uses, as well as incorporates amenities that
support an urban residential neighborhood.
Development of housing with.the office uses provides the opportunity for residents to live close
to jobs, reducing vehicle trips in the sub - region, air pollution, energy consumption, and noise.
AirporLArea residents who commute to jobs outside the area will be traveling in the opposite
direction of peak hour traffic.
8. Areas generally west of Birch Street are within the 65 dbA CNEL for John Wayne Airport and
unsuitable for housing development, based on State noise guidelines. While housing can be
insulated, experience indicates that this would result in higher energy costs that contradict
community conservation objectives, and outdoor spaces would be adversely impacted.
9. Increasing hotel and residential uses, while reducing office and industrial entitlement, will have a
positive fiscal impact.
10. Clustering of retail uses along the major arterials will enhance their economic viability, provide
shopping services for workers and residents in the Airport Area, and draw customers from
Irvine's residential developments, increasing fiscal benefits for Newport Beach. .
11 Among the Guiding Principles that support the recommendations are:
a. Encourage the revitalization of older commercial areas.
b. Facilitate the development and retention of a variety of business types that strengthen the
vitality of the local economy.
c. Additional development entitlement needs to demonstrate significant fiscal, economic, or
other community benefit.
d. Offer a distinct land use concept and policy framework for the Airport Area.
e. Encourage the redevelopment of under - performing commercial areas to allow residential or
mixed -use development.
f. Consider establishing a different level of service standard for the airport area, subject to
evaluation of possible impacts on residential areas.
GPAC LAND USE RECOMMENDATIONS 44
S�
g. Consider urban scale development in areas where there is potential for development
patterns that will minimize traffic.
h. Establish land uses and density/intensity limits that will have less impact on peak hour traffic.
GPAC LAND USE RECOMMENDATIONS 45
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CITY OF NEWPORT BEACH
"'++►uaa`* ECONOMIC DEVELOPMENT COMMITTEE
General Plan Update Land Use Alternatives
Options Review and
Recommendations to GPAC
July 20, 2005
INTRODUCTION
On June 22, 2005, the Economic Development Committee established a subcommittee
to review the proposed land use alternatives for the general plan update developed by
the General Plan Advisory Committee (GPAC). The charge of the subcommittee was to
examine the proposed Options and report back to the entire EDC for consideration and
adoption of formal recommendations to GPAC and the City Council.
At their regular meeting of July 20, 2005, the full EDC discussed the subcommittee's
report and voted to forward the following recommendations for ten (10) geographic sub-
areas. The Committee then continued the discussion until its August 17, 2005 regular
meeting, to complete discussions on the remaining seven (7) sub - areas. These
recommendations will be provided for the Planning Commission and City Council
meetings on August 30, 2005.
GENERAL DISCUSSION
As noted in the fiscal analysis of the General Plan Alternatives, the City has the potential
for increased annual revenues in a wide range of between $317,000 and $10.7 million
per year, depending upon which of the various Options for each sub -area is selected.
Significantly, increases in lodging (short-term hotel and vacation home rental) and retail
sales are projected to provide the largest contributions to increased revenue. However,
in order to provide balance for the City and its quality of life, the EDC discussed and
agreed a number of 'overriding principles' affecting the discussion, and by which the
committee's conclusions were guided.
1. Changes to the General Plan should show an overall positive fiscal impact on the
City, although not necessarily in each geographic sub -area.
2. It is clear that the City's residents do not believe a general citywide increase in traffic
is acceptable. Therefore the "true maximum" Option —which in most areas increases
Page 1 of 5 11
traffic within a sub - area —will not be the EDC's recommended Option unless there are
overriding issues or mitigating factors that would recommend otherwise.
3. It may be advantageous to recommend an Option that would anticipate additional
traffic in a few geographic sub - areas; if in exchange, the Option adds substantial fiscal
benefits, and that results in less overall potential traffic impact in other sub - areas.
4. All of the recommendations regarding the General Plan require a balancing of trade-
offs— between providing for increased revenue for the City; increasing traffic; addressing
environmental concerns; and quality of life.
5. The Committee notes the comments of the Harbor Commission regarding the fact
that the harbor is an economic engine for the City, and notes that there is a need to
preserve marine uses where possible, while allowing for market activity to enhance
those uses.
6. The Committee notes that the financial data used in the Fiscal Analysis of the
General Plan Alternatives is three years old, taken mainly from the FY 2002 -2003
budget. If possible and practicable, the EDC suggests that staff examine the cost and
feasibility of updating the numbers to the newly adopted FY 2005 -2006 budget when the
model is used to analyze the preferred land use plan.
RECOMMENDATIONS BY SUB -AREA
Airport Business Area:
The addition of 6,600 residential units under Option 3 appears to be excessive for the
area because of the 65 CNEL restriction, height restrictions, land use restrictions and
CC &R's. Residential use is a good idea for the area along with a mixed -use concept,
but with less housing. By concentrating increased traffic in the airport area, the City is
projected to have a 16% increase in traffic as a trade -off for a $2.8 million increase in
annual revenue. The increase in traffic concentrated in an area with good arterial
roadways and three major freeways appears to be a good trade -off for the additional
revenue.
Recommendation: The EDC recommends Option with a reduction of the potential
6,600 residential units to an amount consistent with the ability of the area to
accommodate growth. The EDC also recommends that residential use be considered
throughout the Airport Area, including the 'Campus Tract.'
Balboa Village:
The EDC does not support the addition of 300 hotel rooms in Option 5. We conclude
that it is impractical for the area. Options 1, 2, and 3 provide for 34 infill hotel rooms
which we feel is more consistent with the scale of the area.
Page 2 of 5 b
Recommendation: The EDC supports Options 1, 2 and 3 and rejects Options 4 & 5.
Banning Ranch:
The purchase of the entire property for open space by the City is prohibitive, and debt
service on this single project would utilize all of the potential City -wide increases in net
revenue; therefore, that is not a readily - viable option. Second, the idea of a large hotel
or a resort overlooking a sewer plant is not realistic and does not make economic sense.
However, a viable solution may be the provision of a mix of housing types with generally
local- serving commercial development for the upper area, along with the use of much of
the lower area as open space and a tie -in to a potential trail system. The mix of housing
would provide a positive fiscal benefit to the property owner and the City, and would
provide the fiscal resources to restore the degraded oil field property to a viable open
space tract.
Recommendation: The EDC recommends Option 2.
Cannery Village West:
There is an ongoing need for the neighborhood retail and services now in place to
continue to provide necessary goods and services to the area, and the potential for
increased long -term revenues to the City are minimal.
Recommendation: The EDC recommends no change to the existing General Plan
designations for this sub -area.
Cannery Village East:
The proposed increase in vertical residential- over - commercial mixed -use development
will have a mutually beneficial relationship with the existing commercial stock, and will
help keep it viable as well. The residential community, then, can be served by the
commercial development with minimal additional traffic impacts.
Recommendation: The EDC recommends Option 1, with the bay front remaining in land
uses that support recreational and marine commercial use.
Corona del Mar:
The existing commercial area in Corona del Mar is a very viable pedestrian - oriented
retail and service strip that provides a net economic benefit to the City, by serving both
the local community and by bringing in substantial sales tax revenues from non-
residents.
Recommendation: The EDC recommends no change to the existing General Plan
designations for this sub -area.
Page 3 of 5 ` i
Lido Isle:
The subcommittee's review notes that the Option to amend the existing General Plan
designation regarding Lido Isle does not address economic or fiscal issues related to
new revenue, but is primarily an option addressing residential lot line adjustments
related to existing housing units already on the island.
Recommendation: The EDC makes no recommendation, as the Option is not within the
purview of the Committee.
Lido Villaue North:
Although both Options 1 and 2 include the allowance of mixed -use development in Lido
Village North, Option 1 includes the potential for a small amount of boutique -style
lodging space. And although they differ in land uses, because of the potential for a hotel
both Options 1 and 2 provide substantial economic benefit to the City of approximately
$1.3 million annually. In addition to its general recommendation for this area, the
committee further recommends that the current program of tideland boat slip permits be
shifted to a program of leases, which would increase revenues to the City. It also
recommends providing additional visitor boat slips in this sub -area, which accommodate
and enhance marine tourism while having few traffic impacts.
Recommendation: The EDC recommends Option 1.
Lido Villane South:
Option 1 would increase the retail development potential and reduce the amount of
potential office space; while Option 2 proposes mixed -use residential and retail space
and no new office space. Both of the Options are positive fiscally; however, Option 2
performs much better at $78,000 per year in revenue.
Recommendation: The EDC recommends Option 2
Newport Center / Fashion Island:
The subcommittee's review notes that the projected retail revenue from the Fashion
Island is underestimated as a result of the technical aspects of the fiscal impact model;
the current model divides property .zoned as " commercial" into 40% "service
commercial" and 60% "retail commercial" throughout the City without reference to area.
Service commercial generates a lower sales tax ratio than retail commercial. For
Fashion Island, however, this assumption is not reasonable; and tends to understate the
sales tax revenue from a center that has almost all retail commercial. Staff will work with
the City's consultants in the next update of the economic model to adjust the sales tax
revenue estimates from Fashion Island.
However, the EDC notes that Option 1 provides for the addition of 480 hotel rooms and
1,100 housing units, with only limited increases of retail and office space. The estimated
Page 4of5 f
potential for a $3.9 million increase in annual net revenue to the City represents almost
40% of the greatest possible increase suggested in the entire General Plan alternatives.
Almost 98% of this increase is related to the increased lodging (hotel rooms). The EDC,
mirroring the community survey results, supports the construction of an additional hotel
or additional hotel rooms in the Newport Center /Fashion Island sub -area if proposed.
The increased traffic from hotels does not occur at peak travel times, and thus the traffic
impact is mitigated to some extent. Conversely, the increase in housing units by 1,100
units proposed in Option 1 appears to be excessive, and the EDC has concluded that a
smaller number of units may be more appropriate.
Recommendation: The EDC recommends Option 1; however, with a reduction in the
proposed number of housing units from 1,100 to an amount consistent with the area's
ability to accommodate growth.
ADDITIONAL COMMENT
1. A motion was approved by the EDC to recommend that the Marinapark property
discussion be included in the General Plan Update, if it would not unduly delay the
process. Although the EDC is aware that a separately- appointed Council committee is
addressing this matter, it is also clear that General Plan land use decisions affecting the
use of the harbor do have a significant impact on the economic and fiscal health of the
City and its residents, and on the quality of life in Newport Beach. Further, the EDC
recommends that any project on the Marinapark site incorporate additional visitor boat
slips, which are almost non - existent outside of yacht clubs, and which enhance marine -
related tourism that has little traffic impact on citizens.
Page 5 of 5
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September 10, 2003
CITY OF NEWPORT BEACH
HARBOR COMMISSION
Ms. Sharon Wood, Assistant City Manager
CITY OF NEWPORT BEACH
3300 Newport Boulevard
Newport Beach, CA 92658 -8915
Dear Ms. Wood:
The Harbor Commission has reviewed the current (May 2003) draft of the "Fiscal Impact
Analysis & Model- Newport Beach General Plan Update" process prepared by the City s
GP update economic consultant, Applied Development Economics, Inc.
As a result, of this review,(see Summary sections below), the Harbor Commission has
identified a number of harbor — related land/water -use, economic and financial factors
which it wishes the City, its consultants and GPAC to seriously consider in the
continuing input to, and refinement of, the update process. These factors are covered in
the "Recommendations° section at the and of this letter,
Summary- Marine Industry Land Use, Economic & Fiscal. Characteristics &
Trends -2603
As summarized on pages 31 and 32 of the consultant's report, marine uses and
the marine industry "...account for over 1000 Jobs and generate nearly $2.7
million in net revenues..." to the City of Newport Beach.
The report summary accurately describes the steadily- evolving reduction in
numbers of Newport Beach Marine Industry uses and their total revenues, as
well as "leakage" to other market locations resulting from general marine industry
attrition, consolidation, environmental regulation, and increasing land and
operations costs.
�5
The implications of the loss to the City of significant positive net revenues by
further unchecked shrinkage and leakage of Marine Uses is noted in the report
and by the Commission.
Finally, the (seeming) inability of the Newport Beach Marine Uses to hold position
or expand /diversify in Newport Beach in the face of these larger forces Is also
noted. The potential cooperative roles of private and public sector in creative
solutions to these problems and arresting the trend of decline are described In
the report summary.
Summary- Fiscal Analysis of Existing General Plan Marine Uses -2003
This analysis (Table 13- pp24 &25) shows Marine Uses in 5 1 place (of 9).
contributing an estimated /allocated $4.6 million of City Revenues, and in 7
place in terms of City Expenditures at $1.9 million, with a net positive balance
to the City of $2.67 million, putting it In V place in this category, behind
Lodging (1s10 ) and Retail (2°d).
This role of Marine Uses is significant in Illustrating their importance to the
City and its citizens /taxpayers, since it is one of the very few positive -
balance uses offsetting the negative - balance Residential, Office, Industrial
and Public uses, and enabling the City to show a modest positive balance
overall.
Boat and Marine Equipment Sales Tax Revenues represent 5% of the total sales
tax revenues generated by all of the land use categories, placing Marine Uses in
41' place in the 9 categories, ahead of light industrial and hotels.(p22 -Fig 1)
Marine Uses Gross Revenues are also 5% of gross City revenues , tied for e
with public uses, and behind lodging, but still ahead of light Industrial and service
commercial, etc. (p22 -Fig 2)
Summary= Fiscal Analysis of Potential General Plan Marine Uses at GP Buildout -
2025
The projected General Plan Buildout (pp 41 &42) indicates growth by 2025 in all
land use categories and in visitor levels, except for Marine Uses.
The consultants Fiscal Analysis GP Buildout Marine Uses Development
Summary -2025 (fable 20- pp43 &44) shows Marine Uses slipping to a place,
with an estimated $4.9 million in City Revenues, reflecting only $0.3 million
increase in 22 years. It shows Marine Uses holding in 7th place in terms of City
Expenditures at $1.9 million, also no change in 22 years. Marine Uses although
not increasing substantially, retain their net positive balance to the City of
approximately $3 million, staying in 3rd place in this category, behind
Lodging (1st°) and Retail (2n°)
2
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•'
The report summary states: "We have not assumed, however, a
commensurate Increase in the marine industry or the number of boats
moored in Newport Harbor. The general plan buildout projection does not
Include additional marina berths, and as discussed earlier, some elements
of the marine industry are finder pressure from rising real estate prices and
may not be able to expand readily in Newport Beach."
Harbor Commission Recommendations
Recommendation 1- Analyze Both No- Growth and Growth Alternatives for Marine
Uses
The current GP update projection for Marine Uses, as noted above, assumes
essentially a passive "hold- the -line" position for Marine Uses in the community of
Newport Beach over the next 22 years, which the Harbor Commission believes to be
overly conservative and not a reasonable basis for future planning based upon the
current experience of Newport Beach and other waterfront/marine industry
communities.
The Harbor Commission believes that there are actually two alternative
scenarioslchoices which should be analyzed for Newport Beach marine uses in
the General Plan Update process, in order to provide perspective for GPAC /City
decision - making :
A. Passive -No Growth: Experience indicates that a passive, non - proactive
approach to a dynamic land use and economic element such as marine uses and
related activities would not maintain the status quo, as permitted in the existing
General Plan. Rather there would be a significant, potentially catastrophic decline
in the role of marine industry uses as a Newport Beach "economic engine ",
employment and visitor generator, and as an important image maker over the
next two decades through complacency and inaction and through market forces.
This condition should be unacceptable to the Newport Beach community, but it is
important that its negative implications for City fiscal health, overall economics,
image and heritage should be fully examined in the General Plan update effort, to
serve as a cautionary example of potential decline. The Harbor Commission
feels that this issue requires a more comprehensive discussion of the
potential negative economic impacts on Newport Beach of a decline In
marine uses and revenues, supplementing the existing consultant report
text and financial projections, to serve as a cautionary example for City,
GPAC and consultant analysis, and to lend perspective to an alternate,
preferred approach, described below.
B. Proactive - Sustainable Growth: The Harbor Commission and its predecessor
Harbor Committee have, over several years, had numerous discussions on the
potential evolution of the existing marine uses and activities, as well as their
revenue potentials, on the land and water areas of Newport Harbor. These
discussions, also incorporating the experience of other evolving waterfront
communities, project a diversification and consolidation as well as more efficient
grouping of the Newport Beach marine uses and related water - dependent
activities on both land and water. Numbers, types, locations, and combinations of
uses and activities will chanbe and evolve, as will their primary and secondary
economic, people, environmental and image benefrts. Rather than a "wishful
thinking projection" this positive evolution of marine uses and activities would be
the result of proactive efforts already underway by the Newport Beach private
and public sectors to retain and strengthen this important sector of the
community. Thus this active and developing trend, rather than a simple projection
of existing conditions, should be considered by the General Plan update process.
It is the position of the Harbor Commission that the Proactive-Sustainable
Growth option for marine uses in Newport Beach needs to be analyzed and
discussed in more detail among City Staff, Harbor Commission
representatives, GPAC and the City's consultants during the current GP
update process. It can then be refined and integrated Into a updated
General Plan through City, GPAC and consultants as the desirable
choicelbasis for General Plan policies, objectives and implementation
strategies for marine uses, using the already- adopted Harbor and Bay
Element, in conjunction with the other elements of a new General Plan.
Recommendation 2- Expand Marine Uses SIC /NAICS Categories, Revenue
Sources
The Commission feels that the sources and amounts of "Marine Industry"
revenues potentially ascribable to this category, need to be reviewed as to the
comprehensiveness of its SIC and NAICS subcategories(see attached list), as
well as all other related revenue sources, in subsequent GPAC discussions and
in GP consultant(staff analysis.
Recommendation 3- Add Marine Tourism Uses and Revenue Sources to Marine
Uses
The Harbor Commission believes that the important existing (and potential) roles
of the Marine Uses in the General Plan, and in the economic and fiscal "balance"
of uses in the community are not yet fully addressed in the General Plan update
process to date, and need to be expanded to encompass all harbor - related uses,
both traditional "marine ", as well as marine tourism and water - related uses.
Ongoing marine industry data gathering and analysis efforts and results need to
be provided to the City, GPAC and consultants for use in this marine tourism
analysis.
Recommendation 4- Expand Consideration of Tidelands Uses to New Water -
Based Uses
4
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Y.
The Commission feels that the consultants analysis of potential economic and
fiscal sources and solutions needs to be extended to the water areas of the City.
General Plan options with additional implementation recommendations should be
considered for City actions and pubfic/private partnerships. These options would
conserve key waterfront locations and important marine uses, enhance user -pay
public access and uses atton the harbor, sustain and improve the harbor
environment, improve harbor operations and sustain and create uses and
activities providing secondary economic benefits to the City and harbor.
The Harbor Commission sees the potential for a sustained and growing marine user
base to contribute needed revenue for dredging and other harbor quality initiatives of
the Commission. Absent same, the burden will fall solely upon the waterfront residential
users and boaters, or in combination, a further burden on City expenditures.
We stand ready to support the ongoing processes by City staff, consultants, and GPAC.
Respectfully Submitted,
Newport Beach Harbor Commission
k�
Timothy C. Collins, Chairman
Recommendation #2 Attachment
Comments/ Questions Related to Marine Land Use Definitions by SIC/NAICS Codes
(Appendix A of Fiscal Impact Analysis and Model- Newport Beach General Plan Update)
Background
The Harbor Commission acknowledges and is pleased that the Fiscal Impact Study
consultant has provided a very useful distinction between marine and general land uses
by their creation and analysis of a separate category of marine uses in the GP update.
In a harbor -based community such as Newport Beady with numerous marine services,
berthing, and water -based tourism and transportation uses which are evolving from a past
dominant role, scale and mix to still- important current and future new roles, it is essential
to be able to define and measure this change, see important trends and plan the future
proactively in documents such as the General Plan, Local Coastal Plan, HAMP, etc.
It is understood by the Harbor Commission that the Marine Uses data available to the
consultant for this study may not have been assembled by, or available from, the data
sources in a number of the SIC /NAILS categories and subcategories of "marine uses ".
It is further understood that data for many specialized land use subcategories may have
been aggregated, either at the sources or by the consultant for simplification purposes,
since this is only one of a number of land uses being considered in the broader scope of the
overall General Plan Update process.
Questions
In asking these questions, The Harbor Commission does not propose to extend the
scope, timing or cost of the consultant's work or City Staff effort, or to delay the GP
update process, but rather to seek clarification on:
L whether certain general categories of data were computed and analyzed
including some key subcategories,
2 if other data sources were consulted to determine revenues and costs and,
3. if allocations of revenues and costs for Tidelands areas were proportionately
allocated between the harbor/bay area and the ocean beaches/related areas.
Question I- Comprehensiveness of Categories/Subcategories Data Inclusion
a. SIC4493 /NAICS713930 Marinas & NAICS713990 Boating Clubs w/o Marinas
Do these categories include data on subcategories: Boating Clubs w /Marinas,
Sailing Clubs w /Marinas, Yacht Basins, Yacht Clubs w /Marinas, Recreational
Kayaking, Recreational Rowing Clubs, Parasaiiing, Charter Fishing?
�a
It, . . . .
b. SIC 7997/7999 Beaches, Piers, etc.
Do these categories include data on subcategories: Bathing Beaches, Beaches, Beach
Clubs, Beach Amusement/ Recreation Services, Fishing Piers?
Question 2 - Inclusion of Other Data Sources
Are /where are the revenue and cost sources listed below included in the analysis?
It is assumed that some are grouped under Tidelands, others under general retail,
etc. Can we get a clarification? If not can these issues /sources be flagged for future
consideration and analysis by the City, others?
a. Moorings (offshore and shore), including annual and visitor sources, OC costs
b. Private piers and docks (presumed estimated thru permits)
c. Commercial piers and docks (" 11 )
d. Public piers, launch ramps, dry storage of vessels
e. Beach parking, other water - related uses parking (public, Iessees)
f. Institutional /non - profit /educational marine uses and activities
g. Waterfront /water - related tourism and retail (boat rentals, restaurants, etc.)
Has there been any research into sources of tourism data other than that from the
annual NB Visitors Bureau estimates which might be able to define the magnitude
of "marine/ water - related tourism economic impacts? (universities, private sector ?)
Are any of the unique* direct and indirect revenues /economic benefits to the
community of marine /waterfront land use -based events and activities included?
(Christmas Boat Parade; Newport to Ensenada Race; major regional, national,
international sailing & rowing regattas; other YC and BBC events; NH Nautical.
Museum Events /Tall Ships Visits; OCC Sailing Center .events, Scout Sea Base
events; NH Aquatic Center events; Backbay Fireworks, other events, in -Water Boat
Shows, BI Art Walk, etc.
* (It should be noted that most of these activities are unique to a harbor
community like NB with a protected water area and a varied -uses, public -
access waterfront. They are seasonally /annually cyclical and economically
very significant in their attendance levels, as differentiated from the general
flow /levels of beach -city tourism focused primarily on the ocean beach(es)
and pier(s). In the state, only San Francisco Bay and San Diego Bay have
similar activity diversity /added value from an enclosed harbor /waterfront
uses. The Newport Beach economy significantly benefits from these water -
uses events, and is /will be increasingly dependent on their economic
benefits, derived from a balanced mix of key waterfront uses and activities.)
+ l 91
Question 3- Tidelands Areas Revenues/Costs Allocation
Is it possible to differentiate or proportionally allocate between those Tidelands
costs and revenues ascribable�to the ocean beaches and related areas and services
and those ascribable to the harbor and bay and their interior beaches, wetlands and
services? This would be helpful in attempting to project and allocate future costs
and services associated with both areas, setting of lease and rental rates, fees, etc. on
appropriate user- pay /balanced- budget approaches. It would also be helpful in
defining and weighing land use, public use planning choice- making for the
Tidelands areas during the GP update process.
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CITY OF NEWPORT BEACH GENERAL PLAN UPDATE
OTHER LAND USE REVISIONS
A number of areas have been Identified by City of Newport Beach staff in addition to those previously
evaluated as exhibiting conditions that may warrant revisions to the current General Plan land use
designation or development standards. Generally, these are small in area and do not exhibit the diversity
of land use changes that were considered for the targeted study areas. This paper describes the existing
conditions, key planning issues, and land use and policy approaches recommended by the General Plan
Advisory Committee (GPAC) to address these issues for the City Council's and Planning Commission's
consideration. Refer to attached figures for the location of each subarea.
IDO ISLE
Description
■ Area is predominantly developed for single - family residential units.
■ It was subdivided originally for 30 foot wide lots; however, properties were sold by the foot rather than
the parcel boundary. This resulted in a diversity of actual development, with many instances of
housing that spans multiple lots (e.g., two units built on three lots).
■ Under the existing General Plan, theoretical buildout of the original subdivision would result in the
Constriction of as many as 300 additional units.
■ Using typical trip generation factors for single family residential this could result in 3,000 to 3,600
additional vehicle trips per day on Via Lido and the Lido Isle bridge.
.Basis for Recommendation
■ Reflects predominant pattern of existing development, reducing the number of housing units below
the existing General Plan by approximately 300.
• Maintains and does not worsen existing level of impacts on traffic, parking, Infrastructure and service
demands, and general community character.
• If the Planning Commission and City Council support this change, staff will contact the Lido Isle
Community Association to inform them and gain their input.
q5
WEST NEWPORT, BALBOA PENINSULA, BALBOA
ISLAND, AND BEACON BAY "R -2" AND "R -1.5"
ZONES
Sub -Area
Description
■ West Newport and Balboa Island contain a mix of single family.and duplex housing units.
■ In recent years, there has been a trend to replace duplexes with single family detached units, due to
land and housing values.
■ Beacon Bay is somewhat different, in that it is City owned property which is leased to the
homeowners. Also, the terms of the leases only allow for one residence. Because of this, the change
is faldy straightforwaq�. However, we will still contact Beacon Bay residents to inform them of what is
going on in the General Plan Update related to their area.
Basis for Recommendation
■ The trend in West Newport and Balboa Island is single family development. Second units are not
allowed by lease provisions in Beacon Bay.
■ If only single family units are developed (no small "Second Dwelling Units "), there would be a
reduction of approximately 1,500 units below the capacity of the existing General Plan, resulting in a
reduction of 11,250 average daily trips.
■ Visioning Process neighborhood workshops revealed that the West Newport community is largely
supportive, as this would likely result In higher rates of owner occupancy. At the West Newport
Beach Association vision meeting and at the recent public workshop on June 25, 2005, we again
received feedback that this idea is strongly supported in West Newport.
■ Through discussions with some community members on Balboa Island (we will meet with the
Associations on Balboa Island on August 13"' to confirm this), staff believes that a change from R -1.5
to R -1 is also supportable in this area.
GPAC LAND USE RECOMMENDATIONS 2
• Balboa Peninsula property owners did not support this idea in the June public workshop, nor at the
July 2e GPAC meeting. Because of the opposition expressed by property owners on the Balboa
Peninsula and the lack of information on the sentiments of the homeowners on Balboa Island, GPAC
recommended that these two areas should NOT be considered further. Staff is meeting with Island
representatives before the Planning Commission and City Council meetings on August le. The
outcome of that discussion will b® reported to both bodies at that time.
• if the Planning Commission and City Council support this change, staff will contact Beacon Bay
residents to Inform them and gain their input.
MULTI - FAMILY RESIDENTIAL AREA BOUNDED BY
IRVINE AVENUE, 1 6 T N STREET, ST. ANDREWS
ROAD, AND CORAL PLACE
Sub -Area 40 i
Description
• Designated for °multi - family' and developed with a mix of housing units, including older apartments,
small lot units, and single family detached units.
• The area Is transitioning, with higher densities being replaced with small lot residential and detached
units. Rental units are changing to condominiums.
Basis for Recommendation
■ Consistent with current development trend for replacement of higher density apartments for small lot
residential and detached units. This would result in a reduction of approximately 110 units and 1,100
average daily trips below the existing General Plan.
■ Provides more opportunities for home ownership, though reduces capacity for affordable units.
SOUTHERN FRONTAGE OF WESTCLIFF DRIVE, EAST OF
IRVINE AVENUE, AND WESTERN FRONTAGE OF DOVER
DRIVE, SOUTH OF WESTCLIFF DRIVE
Sub -Area
Description
■ Designated for °Administrative, Professional, and Financial Commercial" uses.
■ Area contains a diverse mix of uses Including small professional offices, medical offices, financial
institutions, specialty and boutique retail, restaurants, and similar uses. The mix serves both local
residents and the greater region.
■ Some properties on Dover Drive are underdeveloped and offer opportunities for intensification.
GPAC LAND USE RECOMMENDATIONS 3
R
■ Some redevelopment has been occurring.
-- ■ Some conflicts exist with adjoining multi - family housing, where apartment tenants and visitors park in
the commercial areas.
Basis for Recommendation
■ Consistent with curreit development trends and provides the opportunity to achieve more affordable
housing, as well as cohesive development patterns.
CAL TRANS PROPERTY BOUNDED BY THE CORONA DEL
MAR /73 FREEWAY, JAMBOREE ROAD, MACARTHUR
BOULEVARD, AND UNIVERSITY DRIVE
Sub -Area
Description
■ Vacant property; remnant from freeway construction.
■ The property does not have a General Plan or zoning land use designation.
Basis for Recommendation
■ GPAC wishes to preserve the site for open space.
■ in the opinion of the staff and consultant, there is a unique opportunity to develop a portion of the site
to enhance economic activity and fiscal benefits, because it is large (5.3 acres), in single ownership,
and has freeway visibility.
GPAC LAND USE RECOMMENDATIONS 4
Q, IP
REMNANT PROPERTY ADJOINING THE CORONA DEL
MAR/73 FREEWAY, NORTH OF BISON AVENUE
Sub -Area
Description
■ Vacant property owned by the Irvine Company, a remnant from immediately abutting residential
developments located to the west and functions as drainage corridor.
■ Designated by the existing General Plan as "Undesignated."
Basis for Recommendation
■ Preserves open space and local drainage.
■ Topography and configuration limit its suitability for development.
NORTH SIDE OF SAN
JOAQUIN HILLS ROAD,
HILLS DRIVE (FORMER
Sub -Area
Description
MIGUEL DRIVE, EAST OF SAN
AND WEST OF WEST NEWPORT
CHILD CARE FACILITY)
■ Single parcel formerly used as a child care facility, abutting multi - family residential uses.
■ Designated by the existing General Plan as "Government, Educational, and Institutional."
Basis for Recommendation
■ Consistent with adjoining uses.
■ Provides additional opportunities for affordable housing, resulting in an increase of approximately 196
units.
■ Site size would limit increases in additional local traffic.
GPAC LAND USE RECOMMENDATIONS 5
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FIGURE 4
Other Land Use Recommendations (Sub - Areas)
Not to scale
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CITY OF NEWPORT BEACH GENERAL PLAN UPDATE
•
OTHER LAND USE REVISIONS
u
n
u
A number of areas have been identified by City of Newport Beach staff in addition to those previously
evaluated as exhibiting conditions that may warrant revisions to the current General Plan land use
designation or development standards. Generally, these are small in area and do not exhibit the diversity
of land use changes that were considered for the targeted study areas. This paper describes the existing
conditions, key planning issues, and land use and policy approaches recommended by the General Plan
Advisory Committee (GPAC) to address these issues for the City Council's and Planning Commission's
consideration. Refer to attached figures for the location of each sub -area.
LIDO ISLE
SubSub -Ares
Description
■ Area is predominantly developed for single - family residential units.
■ It was subdivided originally for 30 foot wide lots; however, properties were sold by the foot rather than
the parcel boundary. This resulted in a diversity of actual development, with many instances of
housing that spans multiple lots (e.g., two units built on three lots).
■ Under the existing General Plan, theoretical buildout of the original subdivision would result in the
construction of as many as 300 additional units.
■ Using typical trip generation factors for single family residential this could result in 3,000 to 3,600
additional vehicle trips per day on Via Lido and the Lido Isle bridge.
Basis for Recommendation
■ Reflects predominant pattern of existing development, reducing the number of housing units below
the existing General Plan by approximately 300.
■ Maintains and does not worsen existing level of impacts on traffic, parking, infrastructure and service
demands, and general community character.
■ If the Planning Commission and City Council support this change, staff will contact the Lido Isle
Community Association to inform them and gain their input.
t63
• WEST NEWPORT, BALBOA PENINSULA, BALBOA
ISLAND, AND BEACON BAY "R -2" AND "11-1.5"
ZONES
Sub -Area
i
Description
■ West Newport and Balboa Island contain a mix of single family-and duplex housing units.
■ In recent years, there has been a trend to replace duplexes with single family detached units, due to
land and housing values.
■ Beacon Bay is somewhat different, in that it is City owned property which is leased to the
homeowners. Also, the terms of the leases only allow for one residence. Because of this, the change
is fairly straightforward. However, we will still contact Beacon Bay residents to inform them of what is
going on in the General Plan Update related to their area.
Basis for Recommendation
■ The trend in West Newport and Balboa Island is single family development. Second units are not
allowed by lease provisions in Beacon Bay.
■ If only single family units are developed (no small "Second Dwelling Units "), there would be a
reduction of approximately 1,500 units below the capacity of the existing General Plan, resulting in a
reduction of 11,250 average daily trips.
■ Visioning Process neighborhood workshops revealed that the West Newport community is largely
supportive, as this would likely result in higher rates of owner occupancy. At the West Newport
Beach Association vision meeting and at the recent public workshop on June 25, 2005, we again
received feedback that this idea is strongly supported in West Newport.
■ Through discussions with some community members on Balboa Island (we will meet with the
Associations on Balboa Island on August 13u' to confirm this), staff believes that a change from R -1.5
to R -1 is also supportable in this area.
GPAC LAND USE RECOMMENDATIONS 2
. • Balboa Peninsula property owners did not support this idea in the June public workshop, nor at the
July 23rd GPAC meeting. Because of the opposition expressed by property owners on the Balboa
Peninsula and the lack of information on the sentiments of the homeowners on Balboa Island, GPAC
recommended that these two areas should NOT be considered further. Staff is meeting with Island
representatives before the Planning Commission and City Council meetings on August 161". The
outcome of that discussion will be reported to both bodies at that time.
• If the Planning Commission and City Council support this change, staff will contact Beacon Bay
residents to inform them and gain their input.
0
MULTI - FAMILY RESIDENTIAL AREA BOUNDED BY
IRVINE AVENUE, 15TH STREET, ST. ANDREWS
ROAD, AND CORAL PLACE
Sub -Area
Description
■ Designated for "multkfamily' and developed with a mix of housing units, including older apartments,
small lot units, and single family detached units.
■ The area is transitioning, with higher densities being replaced with small lot residential and detached
units. Rental units are changing to condominiums.
Basis for Recommendation
■ Consistent with current development trend for replacement of higher density apartments for small lot
residential and detached units. This would result in a reduction of approximately 110 units and 1,100
average daily trips below the existing General Plan.
■ Provides more opportunities for home ownership, though reduces capacity for affordable units.
SOUTHERN FRONTAGE OF WESTCLIFF DRIVE, EAST OF
IRVINE AVENUE, AND WESTERN FRONTAGE OF DOVER
DRIVE, SOUTH OF WESTCLIFF DRIVE
Sub -Area
Description
■ Designated for "Administrative, Professional, and Financial Commercial' uses.
■ Area contains a diverse mix of uses including small professional offices, medical offices, financial
institutions, specialty and boutique retail, restaurants, and similar uses. The mix serves both local
residents and the greater region.
• ■ Some properties on Dover Drive are underdeveloped and offer opportunities for intensification.
GPAC LAND USE RECOMMENDATIONS 3 10
. ■ Some redevelopment has been occurring.
■ Some conflicts exist with adjoining multi - family housing, where apartment tenants and visitors park in
the commercial areas.
Basis for Recommendation
■ Consistent with current development trends and provides the opportunity to achieve more affordable
housing, as well as cohesive development patterns.
CAL TRANS PROPERTY BOUNDED BY THE CORONA DEL
MAR 173 FREEWAY, JAMBOREE ROAD, MACARTHUR
BOULEVARD, AND UNIVERSITY DRIVE
Sub -Area
• Description
■ Vacant property; remnant from freeway construction.
41
■ The property does not have a General Plan or zoning land use designation.
Basis for Recommendation
■ GPAC wishes to preserve the site for open space.
■ In the opinion of the staff and consultant there is a unique opportunity to develop a portion of the site
to enhance economic activity and fiscal benefits, because it is large (5.3 acres), in single ownership,
and has freeway visibility.
GPAC LAND USE RECOMMENDATIONS 4 o t0
l�
• REMNANT PROPERTY ADJOINING THE CORONA DEL
MAR173 FREEWAY, NORTH OF BISON AVENUE
Sub -Area
•
0
Description
Vacant property owned by the Irvine Company, a remnant from immediately abutting residential
developments located to the west and functions as drainage corridor.
■ Designated by the existing General Plan as "Undesignated."
Basis for Recommendation
■ Preserves open space and local drainage.
■ Topography and configuration limit its suitability for development.
NORTH SIDE OF SAN
JOAQUIN HILLS ROAD,
HILLS DRIVE (FORMER
Description
MIGUEL DRIVE, EAST OF SAN
AND WEST OF WEST NEWPORT
CHILD CARE FACILITY)
■ Single parcel formerly used as a child care facility, abutting multi - family residential uses.
■ Designated by the existing General Plan as "Govemment, Educational, and Institutional."
Basis for Recommendation
■ Consistent with adjoining uses.
• Provides additional opportunities for affordable housing, resulting in an increase of approximately 196
units.
■ Site size would limit increases in additional local traffic.
GPAC LAND USE RECOMMENDATIONS 5 10
9
161
0
•
•
110
0
0
0*
FIGURE 3 Not to Scale
- - Other Land Use Recommendations (Sub-Areas)
1067941 Source: EIP Associates, 2005 .. . .. ...
City of Newport Beach
1]
9
FIGURE 4
- Other Land Use Recommendations (Sub- Areas)
5067901 Source: EIP Associates, 2005
aeadtl
Not to Scale
Ito"