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HomeMy WebLinkAboutGP Update-Review Draft Land Use ElementCITY OF NEWPORT BEACH CITY COUNCIL AND PLANNING COMMISSION STAFF REPORT Planning Commission Agenda Item No. 1 City Council Agenda Item No. 2 November 29, 2005 TO: HONORABLE MAYOR, MEMBERS OF THE CITY COUNCIL AND PLANNING COMMISION FROM: Planning Department Gregg B. Ramirez, Senior Planner (949) 644 -3219, gramirenW—city newport-beach. ca. us SUBJECT: General Plan Update Review of Draft Land Use Element — Meeting No. 2 RECOMMENDATION Review the draft Land Use Element of the General Plan. DISCUSSION Attached for your review is an underlined /st&eeut version and highlighted version of the draft Land Use Element of the General Plan. The underlined /strikeout sections reflect changes as recommended by GPAC, who has commented on the entire document. The highlights reflect recommendations made by the Planning Commission and determinations made by the City Council only over those portions of the document discussed at their respective meetings on November 17th and 22nd. The draft contains a series of goals and policies that provide the City with long term guidance in relation to each of the topic areas included therein. The draft element is based on the land use alternatives chosen for study in the EIR by the City Council and therefore, is subject to change depending on the final action of the City Council. The draft element also includes a system of land use categories that remain a work -in- progress and are not finalized. Staff is currently working with GPUC on the category specifications, the land use map, statistical tables and issues related to compliance with Charter Section 423. Therefore, the focus of the November 29, 2005 meetings should be on the land uses allowed and the goals and policies at this time. Staff will track recommendations made by the Planning Commission and report them to the Council on November 29th. Review of Draft Land Use Element November 29, 2005 Page 2 In addition to the draft Land Use Element, documents received at the City Council's meeting of November 22, 2005 have been included as Attachment A and several letters received by staff have been included as Attachment B. Environmental Review An Environmental Impact Report (EIR) is being prepared as part of the General Plan Update process. Public Notice Notice of this meeting was published in the Daily Pilot, the agenda for these meetings which were posted at City Hall and on the city website. Prepared by: Gregg Rarrffrez, S nior Plann Attachments: Submitted by: Sharon Z. Wood, sistant City Manager A. Draft Land Use Element B. Documents from the November 22, 2005 City Council Meeting C. Public Comments Received ATTACHMENT A Draft Land Use Element City of Newport Beach General Plan Update • • Use DRAFT FOR REVIEW AND COMMENT WITH GPAC INPUT FOR ALL SECTIONS & PLANNING COMMISSION AND CITY COUNCIL INPUT FOR PARTIAL SECTIONS Additional Public Hearings: Planning Commission: 3:00 p.m. November 29 City Council: 7:00 p.m. November 29, 2005 • General Plan Advisory Committee (GPAC) recommended additions indicated by underline and deletions by s#ikeeut. • Planning Commission recommendations hi hh hfie`d'irryelto i. • City Council recommendations • Planning sub -area land use diagrams have not been modified to reflect GPAC and Planning Commission input. Table of Contents Introduction Goals and Policies 1.0 Role and Character of Newport Beach 2.6 Uses to kfe Accommodated ". 3.0 Cirg&h6tron and Form of Uses 40 t'dttd Use Diagram " 7 �A E}mrriGjnityChdracter residential Neighborhoods 7771-4 Commercial Districts 17 Mixed -Use Districts and Neighborhoods l Office and Business Parks 2111 6 Q ergfsko0oods,. Districts .and Conidars Pubhc'�and institutional Uses and Districts Residential Neighborhoods 2+Y Districts Banning Ranch 27 West Newport Mesa 33 .. Balboa Peninsula 36 Newport Center /Fashion Island 44 Airport AteeT Wv Corridors General 56 West Newport 57 Old Newport Boulevard 58 Mariners' Mile 62 Corona del Mar 66 Appendix A: Land Use Statistical Areas (to be added) 69 Indicates sectiohs revie6ved by the Planning Commission' at the November 17'; "2045 meeting and City Council at, the November 22, 2005 meeting. Note: additional photographs of the City of Newport Beach neighborhoods, districts, corridors and open spaces and illustrative development prototypes to be added. Land Use INTRODUCTION Consistent with state law,. the .land use .element provides guidance regarding. the ultimate pattern of development for Newport Beach at build -out. As such, it is based on and correlates the policies from all elements into a set of coherent development policies, which serve as the central organizing element for the General Plan as a whole. Policies, for the conservation of natural resources and protection of residents and businesses from the risks of hazards are reflected in the distribution and densities of uses. The quantity and location of uses are linked to the City's objectives for economic development, jobs generation, and fiscal balance, as well as intentions for urban from and community character. Their capacities are, in turn, correlated with the provision of. adequate housing and services to meet the needs of its resident population and transportation, l and utility infrastructure that support residents, employees, and visitors. Implicitly, the Land Use Element serves as the final arbiter on how the City. of Newport_ Beach shall evolve and mature over the next 20 years. U's •policies are- Cumulatively, the land use element's policies directly affect the establishment and maintenance of the neighborhoods, districts, corridors, and open spaces that distinguish and contribute to Newport Beach's livability, vitality, and image. Policies for the development of individual parcels are inseparable from those that address how they will fit together to create places that are valued by the City's residents-�-safe and attractive neighborhoods, walkable and active commercial districts, and hillsides, beaches, water, and open spaces that provide recreation and respite from an active lifestyle. As Newport Beach is almost fully developed, the land use element focuses on how . population and employment growth can be strategically inserted to preserve its distinguishing and valued qualities. It recognizes that most of the City will be conserved with its existing pattern of uses and establishes policies for their protection and long term maintenance. It recognizes that there are limited areas of the City that are not achieving their full potential and establishes strategies for their enhancement and revitalization. It also recognizes the evolving needs of the marketplace and considerable pressures for population growth in the region and proposes creative strategies for the re -. use of land to provide opportunities for new housing that will complement and enhance Newport Beach's character and livability. These strategies are carefully considered in context of community objectives for the provision of an efficient transportation system that minimizes congestion for residents, employees, and visitors. At the some time, it recognizes the needs to balance mobility objectives with. priorities of Newport Beach's residents for the character of its neighborhoods and commercial districts and corridors. Page 1 D R A F T L A N D U S E E L E M E N T GOALS AND POLICIES LU 1.0 ROLE AND CHARACTER OF NEWPORT BEACH ( "WHO WE ARE") Goal A unique residential community with diverse coastal and upland neighborhoods, which values its colorful past, high quality of life, and community bonds, and balances the needs of residents, businesses, and visitors through the recognition that Newport Beach is primarily a residential community. Policies LU 1,1 Unique Environment Maintain and enhance the beneficial and unique character of the different neighborhoods, erdbusiness districts, and harbor that together identify Newport Beach. Locate and design development to reflect Newport Beach's topography, architectural diversity, and view sheds. LU 1.2 Citywide Identity While recognizing the qualities that uniquely define its neighborhoods and districts promote the identity of the entire City that differentiates it as a special place within the Southern California region. LU 1.23 Natural Resources Protect the natural setting that contributes to the character and identify of Newport Beach and the sense of place it provides for its residents and visitors. Preserve open space resources, beaches, harbor, parks, bluffs, preserves, and estuaries as visual, recreational and habitat resources. LU 1.24 Growth Management e tc = mplement a conservative growth strategy that enhances the quality of life of residents and balances the needs of all constituencies with the preservation of open space and natural resources. LU.I A5 Economic Health Encourage a local economy that provides adequate commercial,: office, industrial and marine - oriented opportunities that provide employment and su##ieiea# revenue to support high quality community services. der# pelieies, GbjeEtives and S#Gtegie- idQRtifiRd iR the s Y9GF EGGRAF^i^ LU 1.56 Public Views Protect and, where feasible, enhance significant scenic and visual resources that include open space, mountains, canyons, ridges, ocean, and harbor from public vantage points. Page 2 D R A F T L A N D U S E E L E M E N T LU 2.0 USES TO BE ACCOMMODATED ( "WHAT USES CONTRIBUTE TO OUR COMMUNITYB") Goal A living, active, and diverse environment that complements all lifestyles and enhances neighborhoods, without compromising the valued resources that make Newport Beach unique. It contains a diversity of uses that support the. needs of residents, sustain and enhance the economy, provide job opportunities, serve visitors that enjoy the City's diverse recreational amenities; and protect its important environmental setting, resources; and quality, of life. Policies LU 2.1 Resident Serving Land Uses Accommodate uses that support the needs of Newport Beach's residents including housing, retail, services, employment, recreation, education, culture, entertainment, civic engagement, and social and s iritual activity that are in balance with the sr-eig of natural resources, and open spaces. LU 2.2 Sustainable and Complete Community Emphasize the development of uses that enable Newport Beach to continue as a self- sustaining community and minimize the need for residents to travel outside of the community for retail goods and services, and employment. LU.2.3 Range of Housing Choices Provide opportunities for the development of housing that responds to .. community and regional needs in terms of density, size, location, and cost. Sew4inue #e- ilmplement goals, policies, programs and objectives identified within the City's GW6F#- Housing Element. LU.2.4 Economic Development Accommodate uses that maintain or enhance Newport Beach's fiscal health and account for market demands, while maintaining and improving the quality of life for current and future residents. LU 2.5 Harbor and Waterfront Uses Preserve the uses of the Harbor and the waterfront that contribute to the charm and character of Newport Beach and provide needed support for recreational and commercial boaters, visitors, and with appropriate regulations necessary to protect the interests of all users as well as adjoining residents. LU 2.6 Visitor Serving Uses to Provide uses that serve visitors to Newport Beach's ocean, harbor, open spaces, and other recreational assets, while integrating them to protect neighborhoods and residents. Page 3. LU.2.7 Oil and Gas Facilities Prohibit the construction of new onshore oil processing, refining or transportation facilities, including facilities designed to transport oil from offshore tracts, with the exceptions of slant drilling from onshore oil fields or for the consolidation and more efficient production of wells should Banning Ranch: be annexed to the City. LU 2.8 Adequate Infrastructure Accommodate the types, densities, and mix of land uses that can be adequately supported by transportation and utility infrastructure (water, sewer, storm drainage, energy, and so on) and public services (schools, parks, libraries, seniors, youth, police, fire, and so on). DRAFT LAND USE EL E M E N T LU 3.0 ORGANIZATION AND FORM OF USES ( "HOW ARE LAND USES DISTRIBUTED ?) Goal A development pattern that retains and complements the City's residential . neighborhoods, commercial and industrial districts, open spaces, and natural environment. Policies LU 3.1 Neighborhoods, Districts, Corridors, and Open Spaces Maintain Newport. Beach's pattern of residential neighborhoods, business and employment districts, commercial centers, corridors, and harbor and ocean districts. LU 3.2 Growth and Change Enhance existing neighborhoods, districts, and corridors, allowing for re -use and infill with uses that are complementary in type, form, scale, and character. Changes in use and /or density /intensity should be .considered only in those areas that are economically underperforming, ate necessary to accommodate Newport Beach's share of projected regional population growth, improve the relationship and reduce commuting distance between home and jobs, or enhance the values that distinguish Newport Beach as a special place to live for its residents. The scale of growth and new . development shall be coordinated with the provision of adequate infrastructure and public services, including standards for acceptable traffic . level of service. LU 3.3 Opportunities for Change Provide opportunities for improved development and enhanced environments for residents in the following districts and corridors, as specified in Polices 6.3.1 through 6.22.7. ■ West Newport: consolidation of retail and visitor- serving commercial uses, with remaining areas developed for housing. ■ West Newport Mesa: re -use of underperforming. commercial and industrial properties for offices and other uses that support Hoag Hospital's medical activities, improvement of remaining industrial properties adjoining the City of Costa Mesa, and development of housing to 'ov'- r° °:c'° ^'r 1n proximity to jobs and services. ■ Santa Ana Heights: use of properties 94 f^. . a onsistent with. the adopted Specific Plan and Redevelopment Plan. ■ John Wayne Airport Area: re -use of underperforming industrial and office properties and development of cohesive residential neighborhoods tha # GGG48 Fesidents n proximity to jobs and services. ■ Fashion Island /Newport Center: expanded retail uses and hotel rooms and development of housing '^ '^^vte Fes4^"'° in proximity to jobs and services, while Oesslyiag- l increases in office development. . Page 5. . DRAFT LAND USE E L E M E N T Balboa Peninsula: more efficient patterns of use that consolidate the Peninsula's visitor - serving and mixed uses within the core commercial districts; encourage marine - related uses especially along the bay front; integrate housing with retail uses in Lido Village, McFadden Square, and Balboa Village; re -use interior parcels in Cannery Village for housing and limited mixed -use and live /work buildings; and redevelop underperforming properties outside of the core commercial districts along the Balboa Boulevard corridor for residential. Infill development shall be designed and sited to preserve the historical and architectural fabric of these districts. ■ Mariners' Mile: re -use of underperforming properties for retail, visitor - serving, and marine- related uses, integrated with housing. ■ Corona del Mar: enhancement of public improvements and parking. LU 3.4 Banning Ranch Prioritize the retention of Banning Ranch as an open space amenity for the City and region, consolidating oil operations, enhancing wetland and other . habitats, and providing parkland amenities to serve nearby neighborhoods. If the property cannot be acquired in a timely manner, allow for the development of a compact residential village that preserves the majority of the site as open space and restores critical habitat in accordance with Policies 6.3.1 through 6.5.5. LU 3.5 . Coastal - Dependent and Related Businesses Design and site new development to avoid impacts to existing coastal dependent and coastal - related developments. When reviewing proposals for land use changes, give full consideration to the impact on coastal - dependent and coastal - related land uses, including not only the proposed change on the subject property, but also the potential to limit existing coastal- dependent and coastal- related land uses on adjacent properties. LU 3.6 Waterfront Access awtiade te- ErJ!se public beaches for public recreational uses and prohibit .. uses on beaches that interfere with public access and enjoyment of coastal resources. Encourage the expansion and improvement of E?AiSfiag PUbIiE •^'mot- access to the waterfront and water -uses aGGess�that provide important links to waterfront uses such as beaches, small gel launching facilities, public docks, and other similar public water area uses. LU. 3.7 Natural Resource or Hazardous Areas Require that new development is located and designed to protect areas with high natural resource value and protect residents and visitors from threats to life or property. Page 6 LU 4.0 LAND USE DIAGRAM Goal Management of growth and change to protect and enhance the livability of neighborhoods and achieve distinct and economically vital business and employment districts, which are correlated with supporting infrastructure and public services, and sustain Newport Beach's natural setting. Policies LU 4.1 Land :Use Diagram Accommodate land use development consistent with the Land Use Plan, as depicted in Figure A. Table 1 specifies the primary land use categories, types of uses -and densities /intensities to be permitted. The densities /intensities of development are intended to convey maximum and, in some cases, .. minimums that may be permitted on any parcel within the designation or, as otherwise specified. However, these shall be regulated by the buildout limits specified for each Statistical Area in accordance with Charter Section 423, presented in Appendix A, which may yield development less than permitted by the land use classification. z( C3 Table t RESIDENTIAL NEIGHBORHOODS Estate Residential (RE) The RE designation is intended to provide for very 0.67 -3.3 units per low density single - family detached residential net acre (0.5 -2.5 development on large lots. units per gross acre) Very Low Density The RVL designation is intended to provide 3.4-6 units per net Residential (RVL) primarily for very low density single family acre (2.6 -4.5 units detached residential development, per gross acre) Low Density The RL designation is intended to provide primarily 6.1-8 units per net Residential (RL) for low density single family detached residential acre (4.6 -6 units development. per gross acre Medium Density . The RM designation is intended to provide primarily fora range of Residential (RM) residential development types, including single - family (attached and detached), two- family, and multi - family residential. Medium Density Residential A (RM -A) 8.1 -13.3 units per . net acre (6.1 -10 units per gross acre) Medium Density Residential B (RM -B) 13.4 -20 units per net acre. (10.1 -15 units per gross acre) Page 7 DRAFT LAND USE E L E M E N T Medium Density Residential C (RM -C) 20.1 -26.7 units per net acre (15.1 -20 units per gross acre) High Density The RH designation is intended to provide primarily for multi - family Residential,(RH) residential development. High Density Residential A (RH -A) 26.8 -40 units per . . net acre (20.1 -30 units per gross acre) High Density Residential B (RH -B) 40.1 -53.3 units per net acre (30.1 - 40 units per gross acre) High Density Residential C (RH -C) 53.4 -66.7 units per net acre (40.1 -50 units per gross acre) High Density Residential D (RH -D) 66.8 -80 units per . . net acre (50.1 -60 units per gross acre) Residential Village The RV designation is intended for the Maximum of 4-,� (RV) development of a planned residential community 875 housing units, . . IPtate 4 to that integrates a mix of single family detached, ��98� 35.000 single family attached, two family, and /or multi- square feet of family residential, with supporting schools, parks, retail commercial, LMlxed community services, local- serving convenience and 75 hotel t@Zp commercial uses and services, and open spaces. rooms on the A master or specific plan is required to depict the Banning Ranch . uses, street and infrastructure improvements, open site. Application spaces, development standards, design of designation to guidelines, and financial plan. other properties requires a General Plan Amendment. COMMERCIAL DISTRICTS AND CORRIDORS Neighborhood The CN designation is intended to provide for a Floor area to land Commercial (CN)) limited range of retail and service uses oriented to area ratio of 0.2- primarily serve the needs of and maintain 0.3. compatibility with residential uses in the immediate area. General Commercial The CG designation is intended to provide for a wide variety of (CG) commercial activities oriented primarily to serve citywide or regional needs. General Commercial A (CG -A) Floor area to land area ratio of 0.0- 0.3. Page 8..: p R A F T LAND USE EL E M E N T General Commercial B (CG -B) Floor area to land area ratio of 0.5- 0.75. General Commercial C (CG -C) .: Floor area to land. . area ratio of 0.5- 1.0. Recreational and The CM designation is intended to provide for commercial Marine Commercial development on or near the bay in a manner that will encourage the (CM) continuation of coastal- dependent and coastal - related uses, maintain the marine theme and character, encourage mutually supportive businesses, encourage visitor - serving and recreational uses, and encourage physical and visual access to the bay on waterfront commercial and industrial building sites on or near the bay. Recreational and Marine Commercial A (CM -A) Floor area to land area ratio of 0.0- 0.3. Recreational and Marine Commercial B (CM -B) Floor area to land area ratio of 0.3- 0.75 Recreational and Marine Commercial C (CM -C) Floor area to land area ratio of 0.3- 1.0. Visitor Serving The CV designation is intended to provide for accommodations, goods, . Commercial (CV) and services intended to primarily serve visitors to the City of Newport Beach. Visitor Serving Commercial A (CV -A) Floor area to land area ratio of 0.5- .. 0.75. Visitor Serving Commercial B (CV -B) Floor area to land area ratio of 0.5- 1.25. Regional Commercial The CR designation is intended to provide retail, Maximum (CR) entertainment, service, and supporting uses that addition$ of. serve local and regional residents. Typically, these 425,000 square are integrated into a multi- tenant development feet of retail and that contains one or more "anchor" uses to supporting uses. attract customers. Automobile sales, repair, and service facilities, professional offices, single- destination, and other highway- oriented uses are not permitted. COMMERCIAL OFFICE DISTRICTS General Commercial The CO-G designation is intended to provide for Floor area to land Office (CO -G) administrative and professional offices with limited area ratio of 0.25- accessory retail and service uses. 1.25 i All additional development based on existing use on fhe date of ad&tforr of tP a 6&f P Page 9..: D R A F T LAND USE E L E M E N T Medical Commercial The CO-3M designation is intended to provide Floor area to land Office (CO -M) primarily for medical - related offices, retail, short area ratio of 0.35- term convalescent and long -term care facilities, 2.0 research labs, and similar uses. Regional Commercial The CO-6R designation is intended to provide for Newport Center- Office (CO -R) administrative and professional offices that serve Maximum of local and regional markets, with limited accessory 39;80& 40 00 retail, financial, service, and entertainment uses. additional square feet. INDUSTRIAL DISTRICTS General Industrial (IG) The IG designation is intended to provide for a full Floor area to land range of manufacturing, industrial processing, and area ratio of 0.5- distribution and storage uses. 0.75 Light Industrial (IL) The IL designation is intended to provide for a Floor area to land wide range of moderate to low intensity industrial area ratio of 0.5- uses, such as light manufacturing and research 0.75 and development, and limited ancillary commercial and office uses. MIXED USE DISTRICTS Mixed Use A (MU -A) The MU -A designation is intended to provide for the development of properties for (a) mixed use structures, where the ground floor shall be restricted to retail and other pedestrian - active uses along the street frontage the FeeFSupper floors used for housing, or (b) structures containing non - residential uses including retaLoffice, restaurant, and similar uses. For mixed use structures, commercial uses characterized by noise, vibration, odors, or other activities that would adversely impact on -site housing are prohibited. Mixed Use Al (MU- The MU -Al designation is intended to provide for A1) areas in which mixed use buildings integrate housing and retail uses, or developed exclusively for retail uses in accordance with the CN or CG designations. Mixed use buildings: floor area to land ratio of 1.5 -2.0; where a minimum floor area to land ratio of 0.35 and maximum of 8 5 0_7 shall be used for non - residential purposes. Non residential buildings: floor area to land area ratio of 0.25-0.5. Mixed Use A2 (MU- The MU -A2 designation is intended to provide for Some as MU -Al A2) properties developed comparable to MU-Al.. . except the ground floor of mixed -use buildings may also be used for office and related functions and sites developed for non- residential purposes may also be used for office uses. Page 10 : D R A F T L A N D U S E E L E M E N T Mixed Use B (MU -B) The MU -B designation is intended to provide for the development of areas for a horizontally distributed mix of uses, which may include general or neighborhood commercial, commercial offices, multi -family residential, visitor - serving and marine - related uses, and /or buildings that vertically integrate housing with commercial uses. Mixed Use BI (MU- The MU -B1 designation is applied to properties Bl) located on the inland side of Coast Highway in the Mariners' Mile Corridor. It provides for a horizontal intermixing of uses where (a) Coast Highway frontages shall be developed for marine - related and highway- oriented general commercial uses in accordance with CM and CG designations; and (b) *o F66F 644- proper ies located on interior streets may be developed for free - standing neighborhood- serving retail, multi - family housing units, or mixed - use buildings that integrate housing with retail use on the ground floor in accordance with the CN, RM -C, or MU -A designations respectively.. Mixed Use B2 (MU- B2) The MU -B2 designation applies to properties °e located in the Airport ; Area. It provides for a horizontal intermixing of uses that may include Regional Commercial Office (CO -R), High Density Residential (RH -B), Mixed Use (MU -A), General Industrial (IG), hotel rooms, and ancillary Neighborhood Commercial (CN) uses. A master or specific plans shall be required to assure that the uses are fully integrated and impacts from their differing functions and activities are fully mitigated. Commercial: floor . . area to land ratio of 0.3-0.5. Multi- Family. Residential: 20.1 - 26.7 units per net are. Mixed Use Buildings: floor area to land ratio s of 1.5; where a minimum floor area to land ratio of 0.25 and maximum of 0.5 shall be used for non- residential . purposes. Office: maximum of additional 360,000 square feet. Industrial: maximum of additional 43,000 square feet. . Retail: maximum of additional 200,000 square feet. Hotel: maximum of additional 125 rooms. Housing: maximum of 4,399 3.300 housing units as replacement , and infill of office, retail, and /or industrial. . Mixed Use B3 (MU- The MU -B3 designation applies to properties Office: maximum B3) located in Newport Center. It provides for the of additional horizontal intermixing of Regional Commercial 40,000 square feet. Office (CO -R), hotel, High Density Residential (RH- Housing: B), and ancillary commercial uses. maximum of additional 600 Page 1.1. DRAFT LAND USE EL E M E N T Hotel: maximum of additional 125 rooms. Mixed Use B4 (MU- The MO -B4 designation applies to properties Mixed Use 34) located in interior parcels of Cannery Village, It Buildings: floor, provides for multi - family residential with clusters of area to land area mixed -use buildings that are cohesively ratio of 1:5, with developed to establish the character of a distinct minimum of floor neighborhood. Permitted uses include (a) area to land area Medium Density Residential (RM-C) and (b) Mixed ratio of 0.25 and .. Use structures, where the ground floor shall be maximum 0.5 for restricted to non - residential uses along the street retail uses. frontage such as retail sales and restaurants and Multi - Family the rear and upper floors used for housing Residential: 20.1- including seniors units and overnight 26.7 units per net accommodations (MU -AI). Mixed use buildings acre. shall be required on parcels at street intersections and are permissible, but not required, on other parcels. Mixed Use C (MU -C) The MU -C designation is intended to provide for commercial development on or near the bay in a manner that will encourage the continuation of coastal- dependent and coastal - related uses in accordance with the Recreational and Marine Commercial (CM) designation, as well as allow for the integrated development of . . housing. . . A ( fixed I G 1 M RtRFFRi.,,.N PAFF;.'Hc.l GI N.. th see ..,'Fa..N by the (`�n r� ,.., N ^r. e,.N ,.,, n,...� �„ Nvr••m ReiNeRt',. (RM G)) deS4 RetiOgS A m 9f Sh G&GWFe thgt the e F ntegi:eted eRd R ;P ,-1S fFe FA theIF diffe: Rg fUnGtIGAS ..N ..P4 iA e Q 1Iy ,vI tIgGteN arc- tvtr)- TTm�CrT fRtlo'Of 0.31 1.0. . �l .�(� .�. RRSIA@RVGI* vI eeie -. .. Mixed Use C2 (MU- The MU -C2 designation is applied to waterfront Mixed use C2) locations in which marine - related uses may be buildings: floor intermixed with buildings that provide housing on area to land ratio . the upper floors. Permitted uses include those of 1.5 -2.0: where a permitted by the CM and Mixed Use A (MU -A1) minimum floor designations. Free - standing housing shall not be area to land ratio permitted. of 0.35 and maximum of 0.5 shall be used for non- residential purposes. Non residential buildings: floor area to land area ratio of 0.25-0.5. Page 12 D R A FT L A N D U S E E L E M E N T PUBLIC, SEMI - PUBLIC, AND INSTITUTIONAL Public Facilities (PF) The PF designation is intended to provide public Floor area to land and quasi- public facilities, including educational area ratio of 0.5- institutions, cultural institutions, government 1.0. facilities, libraries, community centers, hospitals, religious. institutions, and utilities. Open Space (OS) The OS designation is intended to provide areas Not applicable for a range of public and private uses to protect, maintain, and enhance the community's natural resources. Parks and Recreation The PR designation applies to land used or Not applicable (PR) proposed for active public or private recreational use. Permitted uses include parks (both active and passive), golf courses, yacht clubs, marina support facilities, aquatic facilities tennis . arx courts, ei r private recreation cfds facilities. . Tidelands and The TS designation is intended to address the use, Not applicable Submerged Lands (TS) management, and protection of tidelands and submerged lands of Newport Bay and the Pacific Ocean immediately adjacent to the City of Newport Beach. The designation is generally not applied to historic tidelands and submerged lands that are presently filled or reclaimed. D R A F T L A N D U S E E L E M E N T LU 5.0 COMMUNITY CHARACTER ( "MAINTAINING THE CHARACTER OF OUR NEIGHBORHOODS AND DISTRICTS") Goals and policies provide for the maintenance and enhancement of Newport Beach's residential neighborhoods, commercial districts, employment centers, corridors, and open spaces, assuring that new development complements and reinforces these characteristics. In addition to those listed below, community design policies are defined in LU 6.0 to reflect the specific community character objectives for q number of the City's districts and corridors. Residential Neiahborhoods Goat 5.1 Residential neighborhoods that are well - planned and designed, contribute to the livability and quality of life of residents, respect the natural environmental setting, and sustain the qualities of place that differentiate Newport Beach as a special place in the Southern California region. All Neighborhoods LU 5. 1.1 Compatible but Diverse Development Establish property development regulations for residential projects to create compatible and high quality development that contributes to neighborhood character LU 5.1.2 Compatible Interfaces Require that the height of development in non- residential and. higher density residential areas transition as it nears lower density residential areas to minimize conflicts at the interface between the different types of development. LU 5.1.3 Neighborhood Identification Encourage and support the identification of distinct residential neighborhoods. LU 5.1.4 Neighborhood Maintenance Promote the maintenance of existing housing units through code enforcement and promotion of County and local rehabilitation programs, and public education. This may include providing information, guidance, and assistance where feasible. Page 14 : D R A F T L A N D U S E E L E M E N T Single Family Detached and Dualex Neighborhoods LU 5.1.5 Character and Quality of Single Family.Residential Dwellings Require that housing be designed to sustain the high level of architectural design quality that characterizes Newport Beach's neighborhoods in consideration of the following principles: ■ Articulation and modulation of building masses and elevations-te- eve4 ■ Architectural treatment of all elevations visible from public places. Illustrates articulation of single family housing building volume, veO41ea- 9Lreeflxae6, ® street orientation, well- defined entries, landscaping, parkways, and minimization of driveway paving. LU 5.1.6 Character and Quality of Residential Properties Require that residential front setbacks and other areas visible from the public... street be attractively landscaped and driveway and parking paving minimized. Page 15. . D R A F T L A N D U S E E L E M E N T Multi - Family Neighborhoods LU 5.1.8 Character and Quality of Multi - Family Housing Require that multi - family dwellings be designed to convey a high quality architectural character in accordance with the following principles: Bulldina Elevations ■ Treatment of the elevations of buildings facing public streets and pedestrian ways as the principal facades with respect: to architectural treatment to achieve the highest level of urban design and . neighborhood quality. ■ Architectural treatment of building elevations and modulation of mass to convey the character of separate living units Ground Floor Treatment . ■ Where multi- family housing is developed on large parcels such as the Airport Area and West Newport Mesa: • Set ground -floor residential uses back from the sidewalk or from the right -of -way, whichever yields the greater setback to provide, privacy and a sense of security and to leave room for stoops, porches and landscaping. Raise ground -floor residential uses above the sidewalk for privacy and • stoops and porches for ground -floor residential units facing public streets and pedestrian ways. Page 16. 0 D R A F T L A N D U S E E L E M E N T Illustrates multi - family residential infill townhomes, rowhouses, and apartments. Modulation of building volume and heights, articulated elevations, and orientation of housing to the street. ■ Where multi - family housing is developed on small parcels, such as the Balboa Peninsula, the unit may be located directly along the sidewalk frontage and entries should be setback or.elevated to.assure adequate security (as shown below). ■ Locate lobbies and entry gates on each street and pedestrian -way frontage. Roof Desiah ■ Modulate roof profiles to reduce the apparent scale of large structures and to provide visual interest and variety. Parking ■ Design covered and enclosed parking areas to be integral with the architecture of the housing units' architecture. Open Soace and Amenity • Incorporate usable and functional private open space for each unit. • Incorporate common open space that creates a pleasant living environment with opportunities for recreation. Page 17 . DRAFT LAND USE EL E M E N T Commercial Districts Goal 5.2 Commercial centers and districts that are well- designed and planned, exhibit a high level of architectural and landscape quality, and are vital places for shopping and socialization. Policies LU 5.2.1 Architecture and Site Design Require that new development within existing commercial districts centers and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principles: ■ Seamless connections and transitions with existing buildings, except where developed as a free - standing building. ■ Modulation of building masses, elevations, and rooflines to promote visual interest. ■ Architectural treatment of all building elevations, including ancillary facilities such as storage, and loading and unloading and trash enclosures. ■ Treatment of the ground floor of buildings to promote pedestrian activity by avoiding long, continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest.. ■ Clear identification of storefront entries. ■ Incorporation of signage that is integrated with the buildings' architectural character. ■ Architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way. ■ Extensive on -site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers. ■ Incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities. ■ Clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayrinding signage, and so on).. ■ Integration of building design and site planning elements that reduce the consumption of water, energy, and other non- renewable resource Page 18 D R A F T L A N D U S E E L E M E N T Illustrates pedestrian - activated commercial "village" character with buildings fronting onto wide sidewalks and plazas, outdoor dining, modulation and articulation of building elevations, integrated signage, orientation of storefronts to the pedestrian, and streetscape amenities. Welk iR H r w eis eaRveRiBIRIGe ste a 94 SIROPIS, hGiF RGI Real (note: to be addressed by Circulation Element) LU 5.2.3 Buffering Residential Areas Require that residential areas be buffered from adjoining non- residential uses #a,ihe extent tembie, such as retail commercial and industrial, through the establishment of performance -based regulations, the removal of non- conforming uses, and other tools such as landscape screening. LU 5.2.4 Alley Design Improve and enhance the aesthetic auality of alleys without impacting service access. Mixed -Use Districts and Neighborhoods Goal 5.3 Districts where residents and businesses are intermixed that are designed and planned to assure compatibility among the uses, that they are highly livable for residents, and, are of high quality design reflecting the traditions of Newport Beach. Page 19 DRAFT LAND USE EL E M E N T Policies LU 5.3.1 Mixed Use Buildings Require that mixed -use buildings be designed to convey a high level of architectural and landscape quality and ensure compatibility among their uses in consideration of the following principles: ■ Design and incorporation of building materials and features to avoid conflicts among uses, such as noise, vibration, liahtina, odors, and similar impacts ■ Visual and physical integration of residential and non - residential uses. ■ Architectural treatment of building elevations and modulation of their massing. ■ Separate and well- defined entries for residential units and non - residential businesses. ■ Design of parking areas and facilities for architectural consistency and integration among uses. ■ Incorporation of extensive landscape appropriate to, its location. Urbanized streetscopes, for example, would require less landscape along the street frontage but integrate landscape into interior courtyards and . common open spaces. Illustrates mixed -use buildings that integrate ground floor retail and upper floor housing. Modulated building volumes and articulated elevations, separate entries for retail and housing, and orientation of the building to pedestrian - oriented streets. LU 5.3.2 Mixed Use Building Re�ocation and Size of Non - Residential Uses Require that 100 .percent of the ground floor of mixed -use buildings be occupied by retail and other corrusdtlbte non - residential uses, unless specified otherwise by LU 6.0 for a district or corridor. Page 20 DRAFT LAND USE EL E M E N T LU 5.3.3 Parcels Integrating Housing and Non - Residential Uses. Require that properties developed with a mix of residential and non - residential uses be [planned to assure compatibility among the uses and provide adequate circulation and parking. Residential . uses should be seamlessly integrated with non - residential uses through. . architecture, pedestrian walkways, and landscape. They should not be completely isolated by walls or other design elements. . LU 5.3.4 Districts Integrating Housing and Non - Residential Uses Require that sufficient acreage be developed for an individual use located in a district containing a mix of housing and non - residential uses to prevent fragmentation and assure each use's viability, quality, and compatibility with adjoining uses. These should be based on the following minimum standards: ■ Commercial: 30,000 square, feet of contiguous parcel area ■ Residential: 45,000 square feet of contiguous parcel area ■ Mixed use building: 30,000 square feet of contiguous parcel area Policies applicable to selected commercial and mixed -use districts: LU 5.3.5 Pedestrian- Oriented Architecture and Streetscapes Require that buildings located in pedestrian - oriented commercial and mixed- use districts be designed to define the public realm, activate sidewalks and pedestrian paths, and provide "eyes on the street" in accordance with the following principles: ■ .Location of buildings along the street frontage sidewalk, to visually form a.: . continuous or semi - continuous wall with buildings on adjacent parcels. ■ Inclusion of retail uses characterized by a high level of customer activity on the ground floor. To insure successful retail type operations, provide for transparency, elevation cs:4tfe `° 11 tfe sidewalk, floor -to -floor height, depth, deliveries and trash storage and collection. • Articulation and modulation of street facing elevations to promote interest and character. • Inclusion of outdoor seating or other amenities that extend interior uses to the sidewalk, where feasible. • Minimization of driveways that interrupt the continuity of street facing building elevations, prioritizing their location to side streets and alleys where feasible. Page 21 1DRAFT LAND USE E L E M Illustrates pedestrian - oriented characteristics of commercial and mixed-use projects, with transparent and articulated building elevations, wide sidewalks, and streetscape amenities. LU 5.3.6 Parking Location ke6&6 ilfitai �6�eatrbie barking be arovid4d' and is 66&6iJ",' kr serve tenants and customers. Set open parking lots.back from public streets and pedestrian ways and screen with buildings, .tural walls or dense landscaping. iscaping. tk�61l4od 06WR9 . . . . . . . . . . . . . . Office and Business Parks Goal 5.4 Office and business districts that exhibit a high quality image, are attractive, and provide quality working environments for employees. Policies, LU 5.4.1 Site Planning Require that new and renovated office and retail development projects be planned to exhibit a high-quality and cohesive "campus environment,' characterized by: ■ Location of buildings around common plazas, courtyards, kW d open spaces; m414 builldiRgs t4i;;iiaig 449 �4�eshe ■ Incorporation of extensive on-site landscaping that emphasizes special features such as entryways and 4- Use of landscape and open spaces to break the,visual continuity of surface parking lots. ■ Common signage program for tenant identification and wayfinding. Common streetscapes and lighting to promote pedestrian activity. Page 22, ■ Readily observable site access, entrance drives and building .entries and minimized conflict between service vehicles, private automobiles, and pedestrians. Illustrates massing of industrial and commercial buildings around pedestrian- oriented plazas and open spaces, inclusion of extensive landscape. common signage and streetscapes, and modulation of building volumes and articulation of elevations. LU 5.4.2 Development Form and Architecture Require that new development of. business park, office, and supporting. . buildings: be designed to convey a unified and high - quality character in consideration: of the following principles: ■ Modulation of building mass, heights, and elevations and articulation of building 9 sense 6i 6 ■ Avoidance of blank building walls that internalize uses with no outdoor orientation foaublic spaces. ■ Minimize the mass and bulk of building facades abutting streets. ■ Consistent architectural design vocabulary, articulation, materials, and color palette. ■ Clear identification of entries through design elements. ■ Integration of signage with the building's architectural style and character. ■ Architectural treatment of parking structures consistent with their primary commercial or office building. Page 23 D R AFT LAND USE E L E M E N T LU6.0 NEIGHBORHOODS, DISTRICTS, AND CORRIDORS ( "PLACES THAT DISTINGUISH NEWPORT BEACH") Goals and policies provide for the maintenance of existing neighborhoods, districts, corridors, and public and civic uses, managing growth and change to assure that their character, livability, and economic value are sustained. Public and Institutional Uses and Districts The City of Newport Beach contains a diversity of public and institutional uses including civic and government administrative facilities (City Hall), corporate yards, fire and police facilities, libraries, cultural institutions, art museum, marine science center, environmental interpretative center, senior and youth facilities, schools, and Major public uses include the City Hall, adjoining Lido Village, Police Department in Newport Center, eight fire stations distributed throughout the community, Central Library in Newport Center and three branches, OASIS Senior Center in Corona del Mar, and community facilities available at various locations for residents for recreational and meeting use. Newport Beach is served by two public and one private high school, one public and one private middle school, and eight public and four private elementary schools. Hoag Hospital is a major medical center that serves the City and region and is supported by numerous medicaFoffices and related - facilities. Goal 6.1 A diversity of governmental service, institutional, educational, cultural, social, religious, and medical facilities that are available for and enhance the quality.:. of life for residents and are located and designed to complement Newport Beach's neighborhoods. Policies FeW44e4-1-and Uses LU 6. 1.1 Adequate Community Supporting Uses Accommodate schools, government administrative and operational facilities, fire stations and police facilities, religious facilities, schools, cultural', museums, interpretative centers, and to serve the needs of Newport Beach's residents and businesses. LU 6.1.2 of New Development Allow for the development of new public and institutional facilities VOW 4.4'04- within the City provided that the use and development facilities are compatible with adjoining land uses, environmentally suitable, and can be supported by transportation and utility infrastructure. Design and Development LU 6.1.3 Architecture and Planning that Complements Adjoining Uses Ensure that the City's public buildings, sites, and infrastructure are designed to be compatible in scale, mass, character, and architecture with the district or Page 24 D R A F T L A N D U S E E L E M E N T I neighborhood in which they are located, following the design and development policies for private uses specified by this Plan. Design impacts on adjoining uses shall be carefully considered in development, addressing. such issues as lighting spillover, noise, hours of operation, parking, local traffic impacts, and privacy. . LU 6.1A Compatibility of Non -City Public Uses Encourage school and utility districts and other government agencies that exempt from City land use control and approval, to plan their properties and design buildings at a high level of visual and architectural quality that maintains the character of the neighborhood or district 'in which they are located and in consideration of the design and development policies for private uses specified by this Plan. Strateav LU 6.1.5 Hoag Hospital Support Hoag Hospital in its mission to provide adequate facilities to meet the needs of . , " residents. Work with the Hospital to ensure that future development plans consider its relationship to and assure compatibility with adjoining residential neighborhoods and mitigate impacts.: on local and regional transportation systems. Residential Neighborhoods Newport Beach is a community of distinct residential communities formed by the natural landscape and the built environment. Many of the City's older communities are located near the coast, and are characterized by small lots and the close grouping of structures. Newer residential communities, located east of the bay, have been built according to specific regulations to encourage their individual characters. Residential neighborhoods first began to develop on the Peninsula, West Newport, Balboa Island, and Lido Isle. These early neighborhoods following a traditional subdivision pattern of homes on streets designed in a linear grid and are generally, pedestrian -.. oriented and include alleyways. Some of these older residential areas are within close proximity of commercial and visitors serving uses and are impacted by limited parking, noise, and traffic generated by commercial and visitor activities. When development spread further inland and proceeded north and east, the residential pattern changed, becoming less traditional, and more suburban in character with curvilinear streets and ranch style homes on larger lots. Examples of this type of development are the Westcliff community and Cliff Haven. As housing expanded across the bay and to the east, new styles such as attached town homes and gated communities were constructed. The Bluffs and Big Canyon communities illustrate this. type of development. More recent residential development pattern has resulted in numerous, distinct neighborhoods with a single builder constructing most or all of the homes. Many of the these communities were designed as master planned communities allowing for unique .: and specialized development standards, as.opposed to the application of traditional, standardized zoning regulations. Examples include Bonita Canyon, Newport Ridge, and Newport Coast. Page 25 D R A F T L A N D U S E E L E M E N T There are approximately 125 homeowners associations in Newport Beach. These associations govern the maintenance of common areas and the administration of Covenants, Conditions, and Restrictions (CC&Rs).. Many of these associations are active, in the City's decision making process and may have. unique development standards that are not enforced by the City. As the community has approached builtd-out, little vacant land remains. New development has focused on non - traditional sites such as infill and mixed -use development on smaller vacant and underutilized sites in or near commercial areas. Other residential development issues in the community include the replacement of original single family homes, duplexes, and triplexes with larger homes. Many of these homes are built to the full limit of the City's development regulations in neighborhoods where houses are much smaller in scale. The policy framework for neighborhoods is geared toward strengthening and expanding the framework of healthy, cohesive, and identifiable neighborhoods throughout the City. Goal 6.2 Residential neighborhoods that contain a diversity of housing and supporting uses to meet the needs of Newport Beach's residents and are designed to. sustain livability and a high quality of life. Policies LU 6.2.1 Housing Supply Accommodate a diversity of housing that meets the needs . of Newport Beach's population and fair share of regional needs in accordance with the Land Use Plan's designations, applicable density standards, design and development policies, and the adopted Housing Element. LU 6.2.32 Allowing Rebuilding Legal nonconforming residential structures shall be brought into conformity in �. an equitable, reasonable,.and timely manner as rebuilding occurs.. Limited renovations that improve the physical quality and character of the buildings may be allowed. Rebuilding after catastrophic damage or destruction due to a natural event, an act of public enemy, or accident may be allowed in limited circumstances that do not conflict with the goals of the Land Use Element. I-e —e ,.h rah :ldiR shall be . bjeet t.. , Rl a LU 6.2.43 Housing Affordability Encourage the development of housing units that are affordable for those employed in the City. LU 6.2.54 Accessory Units Permit conditionally the construction of one granny unit (accessory age restricted units for one or two adult persons.who.are sixty years of age or . older) per single family residence. within single family districts, provided that such units .meet set back, height, occupancy, and other applicable regulations set forth in the Municipal Code. Page 26 D R A F T L A N D U S E E L E M E N T ] LU 6.2.65 Neighborhood Supporting Uses Allow for the integration of uses within residential neighborhoods that support and are complementary to their primary function as a living. environment such as schools, parks, community meeting facilities, religious facilities, and comparable uses. &4G4=--These uses shall be designed: to assure compatibility: with adjoining housing addressing such issues as noise, liahting, and parking. . LU 6.2.77 -6 Home Occupations Allow for home occupations in Newport Beach's residential, neighborhoods .: provided that they do not adversely impact traffic, parking, noise, lighting, and other neighborhood qualities. LU 6.2.97 Care Facilities Regulate Day Care and Residential Care facilities to the maximum extent allowed by Federal and State law to minimize impacts on residential neighborhoods. LU 6.2.498 parks in need of substantial rehabilitation LU 6.2.289 Manufactured Housing GeRk4w&4,9,,-pf-em)it by right manufactured housing on individual lots in residential zones as per State law. Ensure compatibility with surrounding conventional dwelling uses by continuing to provide design standards for manufactured homes. LU 6.2.1 OPrivate Open Spaces and Recreational Facilities Require the open space and recreational facilities that are integrated into . and.oweidd by private residential development are permanently preserved as part of the development approval process and are prohibited from converting to housing or other types of land uses. LU 6.2,221 1 Gated Communities P;:G F1 -D scouraae the creation of new private entry gates in existing residential neighborhoods that currently do not have a gate located at the entrance of the community. Page 27..: D R A F T LAND U S E E L E M E N T Districts Districts are uniquely identifiable by their common functional role, mix of uses, densityfintensity, physical form and character, and /or environmental setting. Generally, they encompass large areas that often extend equally in length and breadth. They represent common gathering places for commerce, employment, entertainment, culture, and for living. While Newport Beach contains many districts, the General Plan policies in the following sections focus on those that are likely to change over the next 20 years as existing viable districts are enhanced, underperforming properties are revitalized, and opportunities are provided to accommodate the City's fair share of regional housing needs. Policies are directed to the management of these changes to assure that they complement the characteristics that are valued by Newport Beach's residents. Development in each district will adhere to policies for land use type and density /intensity (LU 4.1, Table 1) and community character (LU 5.0), except as amended in this section of the Plan. The goals and policies for each district are preceded by a description of its uses and characteristics in 2005 and public input from the General Plan Update Visioning Process and Public Workshops that was considered in their formulation. Banning Ranch Located within the City's Sphere of .Influence (SOI), the Banning Ranch area encompasses approximately 518 acres, of which 465 acres (includes 47 acres of water features) are under the jurisdiction of Orange County, and 53 acres within the jurisdiction of the City of Newport Beach. Banning Ranch is located in the western -most portion of the Newport Beach Planning Area, north of Coast Highway and the Newport Shores residential community, immediately east of the Santa Ana River, and west and south of residential and industrial uses. The eastern portion of the site is higher in elevation and contains the western edge of Newport Mesa that slopes gently from east to west. Bluffs form the western edge of the mesa, and are located in the central portion of the Banning Ranch area. The western portion of the site, which is. lower in elevation, historically contained a tidal marsh associated with the Semeniuk Slough and Santa Ana River. Currently, the Banning Ranch area is primarily undeveloped with some historic oil extraction infrastructure located in the central and southern portions of the site that includes wells, pipelines, buildings, improved and unimproved roads, and open storage pipes and machinery. Oil extraction activities date back at least 75 years. Although the Banning Ranch site contains an assemblage of diverse habitats that have been historically disturbed, when this area is considered with the contiguous Semeniuk Slough and restored wetlands, it provides wildlife with a significantly large, diverse area for foraging,: shelter, and movement. Biological studies performed for Banning Ranch indicate that, while disturbance associated with oil activities diminishes the quality of existing habitat to some extent, overall, the area should be regarded as relatively high quality wildlife habitat due to its size, habitat diversity, and continuity with the adjacent Semeniuk Slough and Federally- restored wetlands. Page 28 D R A F T L A N D U S E E L E M E N T A preliminary field evaluation of Banning Ranch was conducted by a consultant as a general indicator of the presence of habitat and species that may be subject to regulatory review. Based on this analysis, the property is estimated to contain. approximately 69 acres with a habitat value rank of "1;' which are primarily concentrated in the northwestern portion of the site. These areas are considered to have a high biological resource value, and are likely to require a resource permit from federal and/or State agencies prior to development. Other areas scattered throughout the site may also be of biological value but to a lesser extent. Areas with a rank of "2" (approximately 96 acres) may need a resource permit for development, where additional studies would be required to make this determination. More than likely, areas with a rank of "3" (approximately 118 acres) contain habitat and species that are not likely to require resource permitting for development. Resource permitting would likely result in the need for mitigation measures associated with development such as payment..: of mitigation fees, habitat restoration, or off -site habitat replacement. The actual acreage subject to environmental permitting will be determined in subsequent studies to . be conducted in accordance with state and federal regulations... Rank Acres 1 69 — 2 96 - -- 3 118 Total 283 Additionally; Banning Ranch exhibits distinctive topography that is a physical. and visual resource.for the community. The property is divided into lowland and highland mesa areas. Bluff faces traverse the property generally in a north -south direction, separating these and forming an important visual backdrop from West. Coast Highway. Drainage from upland areas in and adjoining the City of Costa Mesa formed a number of arroyos . With riparian habitats. The bluff face geology is highly erosible and has experienced sliding over the years. Figure _ illustrates these constraints. During the visioning process, residents were divided in opinion regarding the future of Banning Ranch. Many residents preferred preserving Banning Ranch as open space at the beginning of the public process. However, many participants in the process later indicated their willingness to support some development of the property if it would generate revenue to help fund preservation of the majority of the property as open space. If Banning Ranch is developed as a residential community, public input indicated the desire to protect and preserve wetlands, important habitats, natural drainages, the bluffs, public view corridors, restricting the height and size of homes, and establishing large setbacks to protect the bluffs. Page 29 C) WW�Qrr Z C O C O m N Z 0 O d'£O U of II Q U U ai O g m''OO U$. m Q cl it � mp VIII S o ZJ �n 33 w 2 U �o N,� g� co S8 r? RY Y.�M1 ii 'fit c i t 'e t 'iii <ia d .tj� s 30' r �� . .r, e x,13 i•i� iii} t +d� tie �t + c +f } t� �t �, :'fe + i 1 i a3 8 E D R A F T L A N D U S E E L E M E N T I Goal6.3 Preferably a protected open space amenity, with restored wetlands and habitat areas, as well as active parklands to serve adjoining neighborhoods. Policies Land Uses LU 6.3.1 Primary Use Open space, including significant active parklands that serve adjoining, residential neighborhoods if the site is acquired through public funding. Strategy LU 6.3.17 Acquisition for Open Space Support the active pursuit of the acquisition of the Banning Ranch as permanent open space, which may be accomplished through the issuance of state bonds, environmental mitigation fees, purchase by private entities, developer dedication, and similar techniques. Goal 6.4 If acquisition for open space is I not successful, a high quality residential community with supporting uses that provides revenue to restore and protect wetlands and important habitats. Policies. Land Uses LU 6.4.1 Alternative Use If not acquired for open space, the site may be developed as a residential village, containing a mix of housing types, limited supporting retail, visitor . accommodations, school, and active parklands, with a oaf el peFk ex maiority of the property (66 754) preserved as open space. Development Density /Intensity and Capacity Note: These represent general development capacity estimates, with the property's ultimate development footprint and capacity determined through required federal and state regulatory environmental permitting processes and a planned community development plan approved by the City of Newport Beach. LU 6.4.2 LU 6.4.3 1 Residential Accommodate a maximum of 4- 875 residential units, which shall consist of a mix of single family detached, attached, and multi - family units to. provide. :. a range of choices and prices for residents. Retail Commercial Accommodate a maximum of X980 35,000 square feet of retail commercial uses that shall be oriented to serve the needs of local and nearby residents. Page 31..: MD R A F T L A N D U S E E L E M E N T I LU 6.4.4 Overnight Accommodations Accommodate a maximum of 75 rooms in a small boutique hotel, "bed and breakfast," or other overnight accommodations. Design and Development LU 6.4.5 Planned Residential Village Require that Banning Ranch, if not retained as open space, be developed as a cohesive urban form that provides the sense of a complete and identifiable neighborhood. Establish a development pattern that ties together individual uses into a cohesive neighborhood addressing the location and massing of buildings, architecture, landscape, connective street grid and pedestrian walkways and trails, use of key landforms, and similar elements. LU 6.4.6 Approaches for a Livable Neighborhood Site and design development to enhance neighborhood quality of life by: • Establishing a pattern of blocks that promotes access and neighborhood. . identity. • ^AiRimizing street xvidths Design streets to slow traffics Preraete intiF AAery while maintaining acceptable fire protection and traffic flows. ■ Integrating, a diversity of housing types within a neighborhood, while. ensuring compatibility among different housing types. • Orienting and designing the housing units to relate to the street frontage. • Locating and designing garages to minimize their visual dominance from the street. • Incorporating sidewalks and parkways to foster pedestrian activity. • Promoting architectural diversity. LU 6.4.7 Neighborhood Structure and Form Establish a "village center" containing local serving commercial, parks, community meeting facilities, hotel, and /or other amenities as the focal point. Buildings in the village center shall front onto and forma common building wall along sidewalks and be designed to enhance pedestrian activity (e.g., visual transparency and facade modulation and articulation), integrating plazas and open spaces for public events. LU 6.4.8 Open Space Network and Parklands Establish a framework of trails, parklands, and natural habitats that provide the framework around which the residential village's uses are developed and interconnect housing districts, the, village center, other uses, and open spaces. LU 6.4.9 Circulation Require that a major ungated thoroughfare be provided through the property linking Coast Highway with Newport Boulevard to relieve congestion at Superior Avenue, if the property is developed. Page 32 DRAFT LAND USE E L E M E N T LU 6.4.10 Sustainable Development Practices Require that any development of Banning Ranch achieve high levels of environmental sustainability that reduce pollution and consumption of energy, water, and natural resources to be accomplished through land use patterns and densities, site planning, building location and design, transportation and utility infrastructure design, and other techniques. Among the strategies that should be considered are the concentration of development, reduction of vehicle trips, use of alternative transportation modes, maximized walkability, use of recycled materials, capture and re -use of storm water on -site, water conserving fixtures and landscapes, architectural elements that reduce heat gain and loss, and preservation of wetlands and other habitats. LEED ,.eFtifie .tieR should be OR ebjeGtive fe. 0GRRiR9 o,.RGI;'S de.,e ,.pme,., Strateav LU 6.4.1 1 Comprehensive Site Planning and Design Require the preparation of a master development or specific plan for any development on the Banning Ranch specifying lands to be developed,..: preserved, and restored, land uses to be permitted, parcelization, roadway and infrastructure improvements, streetscape improvements, development.. . regulations, architectural design and landscape guidelines, processes for oil operations consolidation, habitat preservation and restoration plan, sustainability practices plan, financial implementation, and.other appropriate elements. Policies Pertaining to Both Land Use Options (Goals 6.3 and 6.4) Permitted Uses LU 6.5.1 Oil Operations Relocate and cluster oil operations. LU 6.5.2 Parks. Accommodate a park that contains.active playfields that ere-mav be lighted and is of sufficient acreage to serve,: adjoining, neighborhoods and, if developed, residents of Banning Ranch. . LU 6.5.3 Habitat and Wetlands Restore and enhance wetlands and wildlife habitats, in accordance with the requirements of state and federal agencies. Design and Development LU 6.5.4 Relationship of Development to Environmental Resources. . Require that development be located and designed to preserve. wetlands; . drainage courses, bluff faces, and other important resources and located to be contiguous and compatible with existing and planned development along its eastern property line. Development shall be setback from the bluff faces, along which shall be located a linear park to provide public views of the ocean, wetlands, and surrounding open spaces... Page 33 MD R A F T L A N D U S E E L E M E N T Strateav LU 6.5.5. Coordination with State and Federal Agencies Work with appropriate state and federal agencies to identify wetlands and habitats to be preserved and /or restored and those on which development will be permitted. West Newport Mesa The West Newport Mesa area contains a mix of residential, office, retail, industrial, and public uses. It is immediately abutted by Hoag Hospital, the City of Costa Mesa to the north, and Banning Ranch to the west. Development in the area dates back to the mid - twentieth century. Hoag Hospital is a major activity center that continues to affect development in the area. It generates a strong market for the development of uses that support the hospital's medical activities such as doctors' offices, convalescent and care facilities, medical supply, pharmacy, and similar uses. Retail commercial . uses serve medical purposes,: as well as nearby residents. Northern portions of the area are largely developed with light manufacturing, research, . and development, and business park uses. In many respects, these transition with comparable patterns of development in the Westside Costa Mesa area to the north. A number of Newport Beach's marine- related businesses have relocated to the area over recent decades as coastal land values have escalated. Most of the properties are developed for single business. tenants and have little landscape or architectural treatment, typical of older industrial districts of Southern California. The majority of properties between the industrial uses and medical center are developed with. multi - family uses, including a few mobile home parks. The latter represent a resource of affordable housing in the City. These are interspersed with a school and other civic uses. The area's considerable mix of uses is not always complementary, nor at its edges where it abuts residential neighborhoods and other uses. Visioning process participants indicated that the West Newport Mesa area would benefit from revitalization. The development of additional medical offices and other facilities supporting Hoag Hospital and additional housing were widely endorsed. Participants were divided in their support for the retention of industrial uses. Goof 6.6 A medical district with peripheral medical services and research facilities that support the Hoag Hospital campus within a well - planned residential neighborhood, enabling residents to live close to their jobs and reducing commutes to outlying areas. Page 34 DRAFT LAND USE E L E M E N T Policies Land Uses (refer to Figure 3) LU 6.6.1 Hospital Supporting Uses Integrated with Residential Neighborhoods Prioritize the, accommodation of medical - related and supporting facilities on properties abutting the Hoag Hospital complex (areas designated as '`CO- M") with opportunities for new housing (areas designated as "RH -A "): .. LU 6.6.2 Housing Types Promote the development of a mix of housing types and building: scales . within the densities permitted by the "RH -A" designation, which may include single- family attached, townhomes, apartments, flats, and comparable units. LU 6.6.3 Mobile Home Parks Encourage the conservation and enhancement of the existing mobile home parks as a source of affordable work force housing. Design and Development LU 6.6.4 Building Height and Mass Permit medical - related and residential. buildings to be constructed to a maximum height of five (5) stories, within the prescribed intensity and density limitations. This will provide the opportunity for the development of more slender buildings that provide additional open space at grade and reduced building bulk, as well as adequate parking. Strategy LU 6.6.5 Cohesive and Integrated Medical Campus Development Work with property owners and encourage the development of a master plan for streetscape, pedestrian, signage, and other improvements that contribute to a definable district. Land use boundaries delineated on the Land Use Diaaram may be modified by a master plan to achieve cohesive districts that Intearated a variety of land uses. LU 6.6.6 Livable Residential Neighborhood Work with property owners and encourage the preparation of a master plan for the residential neighborhood defining park and streetscape improvements that provide amenity for local residents and enhance the area's identity. Goal 6.7 A light industrial district that transitions between the Hoag Hospital medical and residential community and industrial uses in the City of Costa Mesa, providing opportunities for needed uses that cannot be accommodated elsewhere in Newport Beach. Page 35 \z es . G Q� z 150 � k a >\ f� ®( ®) /f ! � / ® ! °K }/ .� � D R A F T L A N D U S E E L E M E N T Policies Land Uses (refer to Figure 3- designated as "IL ") LU 6.7.1 Primary Uses Encourage the development of small -scale incubator industries. LU 6.7.2 Marine Based Businesses Encourage.. and provide incentives for the relocation of marine -based Newport Beach businesses, including boat storage and recreational vehicles, to properties retained for industrial purposes (sub -area "B "). Balboa Peninsula The Balboa Peninsula is comprised of a series of districts linked by the Newport Boulevard /Balboa Boulevard commercial and residential corridor. These include Lido Village, Cannery Village, McFadden Square, Balboa Village, and surrounding residential neighborhoods. Lido Village Lido Village is primarily developed with commercial uses including grocery stores, restaurants, salons, home furnishings, apparel, and other specialty shops ranging from units. It also includes Lido Marina Village, a pedestrian- oriented waterfront development that includes visitor- serving commercial uses, specialty stores, and marine uses. Lido Village's southern edge contains specialty retail and restaurants, the Civic Center, and churches. Lido Marina Village has experienced a high number of building vacancies and many retail stores are underperforming. Parking is limited. Multiple property ownerships have traditionally inhibited cohesive and integrated development. Lido Village has a unique location at the turning basin in Newport Harbor. The channel is wider than in other locations, providing an opportunity for waterfront. commercial uses that will not negatively impact residential uses across the channel. Cannery Villaae Cannery Village is the historic center of the City's commercial fishing and boating industry and contains a mix of small shops, art galleries, professional offices, and service establishments. Marine - related commercial (boat sales) and marine - related industrial uses (boat repair) are also found in the area. Redevelopment of properties for residential, loft, and mixed residential and commercial uses, including live /work facilities, appears to be an emerging trend. Older developments include some single - family residential units combined with commercial uses on single lots. Although the residential component of mixed use projects has performed well, there has been less success in attracting the commercial uses envisioned for the area particularly on the waterfront. A Specific Plan has been developed to guide more cohesive development in the future. Many of the land uses are fragmented; with multiple property ownerships that has hindered cohesive and integrated development. . Page 37 D R A F T L A N D U S E M E L E M E N T McFadden Square McFadden Square surrounds the Newport Pier and extends between the ocean front and harbor. It was the center of the City's early shipping industry. Located adjacent to Newport Pier is the Dory Fishing Fleet. The fleet and open -air fish market have. operated at this location since the fleet's founding in 1891 by Portuguese fishermen. The last remaining fleet of its type, it.is a designated historical landmark. Commercial land uses are largely concentrated in the strips along Balboa and Newport Boulevards, with residential along, the ocean front and marine - related uses fronting the harbor. Numerous visitor - serving uses include restaurants, beach hotels, tourist - oriented shops (t -shirt shops, bike rentals, and surf shops), as well as service operations and facilities that serve the Peninsula. There are several bars in the area with some featuring live music, especially along the ocean front. Historically, the area has been known for its marine - related industries such as shipbuilding and repair facilities and boat storage on the harbor, some of which have been in continuous operation for over fifty years. Public parking is available in three lots, which primarily serve the beach users, tourists, and the restaurant patrons. Much of the McFadden Square area is pedestrian- oriented, with storefronts facing the street, the presence of signage at a pedestrian scale, and outdoor furniture; providing a pleasant environment for visitors. However, certain areas present difficulty for pedestrian street crossing. Specifically the intersection of Newport and Balboa Boulevards, known as "Mixmaster" is one such crossing as the roadway configuration at this location allows traffic flow from different directions and the street is wide. .. T 1..= Balboa Village is the historic center for recreational and social activities on the Peninsula. It has had a strong marine heritage, and has attracted fishermen, recreational boaters, summer residents, and beachgoers. Many of the retail uses are visitor- oriented and seasonal in nature, including a "fun zone" along Edgewater Place. that contains entertainment uses. Marine - related commercial uses, including ferries to Balboa and Catalina Islands and harbor tours, are present in the area. In.general, Balboa Village is pedestrian - oriented with articulated building facades, and signage that is pedestrian scale. The Balboa Village core is surrounded by residences, with isolated pockets of commercial uses scattered along Balboa Boulevard. Peninsula Park also serves the area. . Balboa Village and the greater Peninsula have experienced a transition to year -round residential occupancy while the visitor uses have continued. Cumulatively, there is more commercial space than can be supported by local residents, and marginal commercial space is used by businesses that are seasonal and do not thrive throughout the year. A specific plan has guided development in Balboa Village ( "Central Balboa ") since 1997. The Plan's vision consisted of aesthetic improvements such as landscaping, pedestrian amenities, and design.standards. It addressed property maintenance standards, parking district implementation, and circulation improvements. Additionally, it sought to establish a "family marine recreation theme," upgrade the Fun Zone, and improve the quality and mix of commercial tenants. The City has implemented some of this vision with a number of public improvements within the last few years, which include the addition of street furniture, lighting, landscaping, widened sidewalks, and decorative paving: . Page 38 DRAFT LAND USE EL E M E N T Public Input Participants in the Visioning process indicated that Lido Village, Cannery Village, McFadden Square, and Balboa Village need continuing revitalization and the City could be proactive in creating a vision for reinforcement of Lido Village and McFadden Square., as primary activity nodes with the interior of Cannery Village allocated for housing or mixed -use development. The integration of uses in these areas and the habor and bay was emohasized. While overnight lodging was not supported in the Visioning process survey and public meetings, in the opinion of the General Plan Advisory Committee smaller . bed and breakfast and: boutique hotels could be designed and scaled to complement the pedestrian- oriented village character of Lido Village, McFadden Square, and Balboa Village, as well as help the City's fiscal balance through the revenue that would be contributed. The public also supported the concentration of commercial uses in the core of Balboa Village, with the re -use of outlying commercial properties for housing, and priority for water- oriented and visitor - serving commercial uses. Additionally, Balboa Village was identified as a suitable location for mixed -use development. Areowide Goal 6.8 A series of commercial, visitor - serving, marine related, civic, and residential.. . neighborhoods that are vibrant throughout the year, differentiated by their historic and functional characteristics, and architectural style, yet integrated by streetscape amenities. Policies LU 6.8.1 Urban Form Establish development patterns that promote the reinforcement of Balboa Peninsula's pedestrian scale and urban form as a series of distinct centers/ nodes and connecting corridors. LU 6.8.2 Component Districts Lido Village and McFadden Square should be emphasized as the primary activity centers of the northern portion of the.Peninsula, linked by retail and marine - related commercial corridors along Newport Boulevard and the Bay frontage, which together surround a residential core in the inland section of Cannery Village. Balboa Village will continue to serve as the primary center of the lower Peninsula, surrounded by residential neighborhoods along and flanking Balboa Boulevard. LU 6.8.3 Marine - Related Businesses Protect and encourage marine- related businesses to locate and expand on, the Peninsula unless present and foreseeable future demand for such facilities is already adequately provided for in the area. LU 6.8.4 Shared Parking Facilities Encourage the development of shared parking facilities and management programs among private property owners that provides for adequate parking for residents, guests, and business patrons. Page 39 D R A F T L A N D U S E E L E M E N T I LU 6.8.5 Quality of Place /Streetscapes Develop a plan and work with property owners and businesses to fund and implement streetscape improvements that improve Balboa Peninsula's visual quality, image, and pedestrian character. This should include well - defined linkages among individual districts, between the ocean and Bay, and along the Bay frontage, as well as streetscape and entry improvements that differentiate the character of individual districts. Illustrates streetscape amenities including wide sidewalks, trees providing shade for pedestrians, benches and outdoor seating, and pedestrian- scaled signage and lighting. LU 6.8.6 Historic Character Preserve the historic character of Balboa Peninsula's districts by offering incentives for the preservation of historic buildings and requiring new development to be compatible with the scale, mass, and materials of existing structures, while allowing opportunities for architectural diversity. . LU 6.8.7 Property Improvement Provide incentives for and work with property, owners to improve their properties and achieve the community's vision for the Balboa Peninsula. Lido Vfllaae (refer to Figure 5- designated as "MU -C2," "CN," and "MU -A I" NOTE: GPAC RECOMMENDS THE REDESIGNATION OF SUB -AREA 'A' AS 'VISITOR COMMERCIAL' FROM . MIXED USE Goal 6.9 A pedestrian- oriented village environment that reflects its waterfront location, providing a mix of uses that serves visitors and local residents. Policies Land Uses LU 6.9.1 Priority Uses Encourage uses that take advantage of Lido Village's location at the Harbor's turning basin and its vitality and pedestrian character, including visitor- serving and retail commercial, small lodging facilities (bed and breakfasts, inns), and mixed -use buildings that integrate housing with retail uses on interior parcels fsub -area "B "). Page 40 I D R A F T L A N D U S E E L I E M E N T LU 6.9.2 Discouraged Uses Discourage the development of new office uses on the around floor of buildings than do not attract customer activity to improve the area's pedestrian character and restrict the development of housing along the waterfront to the upper floors of buildings above water - related, visitor- serving commercial, and similar uses. Cannery Village . Interior Parcels (designated as "MU -64 ") Gooi 6.10 A pedestrian- oriented residential neighborhood that provides opportunities for live /work facilities and supporting retail uses. Policies Land Uses LU 6.10.1 Priority Uses Allow multi - family housing, dweAia98= and mixed -use buildings that integrate residential above retail or live -work units throughout Cannery Village. Require mixed -use or live -work buildings to be developed on corner parcels. Design and Development LU 6.10.2 Residential Character and Architecture Require that residential buildings be designed to contribute to an overall neighborhood character, locating buildings along the street frontage to form a continuous or semi - continuous building wall. LU 6.10.3 Specific Plan Guidelines Utilize design and development guidelines for Cannery Village identified in the Cannery Village /McFadden Square Specific Plan District. Bayfront Parcels (designated as "MU -C2 ") Goal 6.11 A water - oriented district that contains uses that support and benefit from its location fronting onto the bay, as well as provides new opportunities for housing. Policies Land Uses LU 6.1 1.1 Priority Uses Accommodate water - oriented commercial and supporting uses that support harbor recreation and fishing activities, and mixed -use structures with residential above ground level water - oriented uses. Page 42 D R A F T L A N D U S E E L E M E N T I McFadden Square. West and East of Newport Boulevard (designated as "MU-C2") Goal 6.12 A pedestrian- oriented village that reflects its location on the ocean, pier, and... boy front; serving visitors and local residents. Policies °°;'ted -Land Uses I LU 6.12.1 Priority Uses Accommodate visitor- and local- serving uses that take advantage of . McFadden Square's waterfront setting including specialty retail, restaurants, and small scale overnight accommodations, as well as mixed use buildings that integrate housing with ground level retail. Design and Development I LU 6.12.2 Specific, Plan Guidelines Utilize design. and development guidelines for McFadden Square identified in. . the Cannery Village /McFadden Square Specific Plan. District. Balboa Village Goal 6.13 An economically viable pedestrian oriented village that serves local residents, . visitors, and provides housing in proximity to retail uses, entertainment, and recreation. Policies Priority Uses (refer to Figure 6) LU 6.13.1 Village Core (designated as "MU -Al ") Encourage visiferead local- and visitor - serving retail commercial and mixed use buildings that integrate housing with ground level retail on properties. LU 6.13.2 Bay Frontage (designated a. ""^'— ..,�CV -A') Prioritize water- dependent, marine - related retail and services; and visitor - serving retail, LU 6.13.3 Commercial Properties out of Village Core (designated as "RM -B ") Promote re -use for housing (FG •;9U 8 t9YORheFiAes, and ° ^"'^'siRgle a.., m., gaits }• Design and Development LU 6.13.4 Streetscapes Promote the completion of enhancements to Balboa Village's siNewalks ead °*ic°- streetscapes to enhance the area's visual quality and . character as a pedestrian- oriented environment. Page 43 .: QU m ' W VJL c a .o g ms mw '^ LL v U T -p� O p j T 2 m 3 3 v LL� w . z Q D R A F T L A N D U S E E L E M E N T Strateav LU 6.13.5 Enhancing Balboa Village's Viability and Character Provide incentives for owners to improve their properties, to develop retail uses that serve adjoining residential neighborhoods, and retain and develop marine - related uses along the harbor frontage. Newport Center /Fashion Island Newport Center /Fashion Island is a regional center of business and commerce that includes major retail, professional office, entertainment, recreation, and housing in a master planned mixed -use development. Fashion Island, a regional shopping center, forms the nucleus of Newport Center, and is framed by this mixture of office, entertainment, residential, and housing. Newport Center Drive, a ring road that surrounds Fashion Island, connects to a number of interior roadways that provide access to the various sites within the Center and to the four major arterials that service this development. High -rise office and hotel buildings to the north of the Center form a visual background for lower rise buildings and uses to the south and west. Interspersed in the Newport Center area are two hotels, public and semi - public uses including the Newport Beach Police and Fire Departments and Orange County Museum of Art, and entertainment uses (along the perimeter of Newport Center Drive). It is also the location of a transportation center, located at San Joaquin Hills Road and MacArthur Boulevard. Multi- family housing is located east of the Police Department. Lands adjacent to Coast Highway and Jamboree Road are developed for the Newport Beach Country Club and Balboa Bay Tennis Club, with adjoining single- family attached residential uses. While master planned, the principal districts of Newport Center /Fashion Island are separated from one another by the primary arterial corridors. Fashion Island is developed around an internal pedestrian network and surrounded by parking lots, providing little or no connectivity to adjoining office, entertainment, or residential areas. The latter also contain internal pedestrian circulation networks surrounded by parking and are disconnected from adjoining districts. Early in the Visioning process a majority of residents and businesses supported little or no change to Newport Center, except for new hotels. However, some supported growth for existing companies, expansion of existing stores, and moderate increases for new businesses. Some participants favored mixed -use development and stressed the need for more affordable housing in particular. During development of the General Plan, public input reflected moderate to strong support for the expansion of retail and entertainment uses in Fashion Island, including the development of another retail anchor. Goal 6.14 A successful mixed -use district that integrates an economic and commercial centers serving the needs of Newport Beach residents and the sub - region, with expanded opportunities for residents to live close to jobs, commerce, entertainment, and recreation, and is supported by a pedestrian- friendly environment. Page 45 D R A F T L A N D U S E E L E M E N T Policies Land Uses (refer to Figure 8) LU 6.14.1 Fashion Island ( "CR" designation) Provide the opportunity for an additional anchor tenant, other retail, and /or entertainment and supporting uses that complement, are integrated with, and enhance the economic vitality of existing development. LU 6.14.2 Newport Center ( "MU -83," "CO -R," and "CO -M" designations) Provide the opportunity to expand housing, and hotel uses, but limit additional office development to the renovation and /or limited expansion of existing businesses. Design and Development LU 6.14.3 Development Scale Reinforce the original design concept for Newport Center by concentrating the greatest building mass and height in the northeasterly section along San Joaquin Hills Road, where the natural topography is highest and progressively scaling down building mass and height to follow the lower elevations toward the southwesterly edge along East Coast Highway. LU 6.14.4 Urban Form Require that some new development be located and designed to orient to the inner side of Newport Center Drive, establishing physical and visual continuity that diminishes the dominance of surface parking lots and encourages pedestrian activity. LU 6.14.5 Pedestrian Connectivity and Amenity Require that pedestrian access and connections among uses within the district be improved with additional walkways and streetscape amenities concurrent with the development of expanded and new uses. LU 6.14.6 Fashion Island Architecture and Streetscapes Require that new development in Fashion Island complement and be of equivalent or higher design quality than existing buildings. Additionally, new buildings shall be located on axes connecting Newport Center Drive with existing buildings to provide visual and physical connectivity with adjoining uses, where practical. Page 46 f � i22-2 t\\ \ �^ � -�! . ..! � \. §. � ] \ ./ 2 / + .. 'Z;5 \ / \ \ \� cn 0� . z 7 LU m <k�7� ° 0 <IX �~ /} � k .� .3 k /\ CO W-3 0) / » k =\$ \(D z� 9 f � i22-2 t\\ \ �^ � -�! . ..! � \. §. � ] \ ./ 2 / + .. 'Z;5 \ / \ \ \� cn 0� . z 7 LU m <k�7� ° 0 <IX �~ /} � k .� D R A F T L A N D U S E E L E M E N T Airport Area The Airport Area encompasses the properties abutting and east of John Wayne Airport and is in close proximity to the Irvine Business Complex and University of California, Irvine. This proximity has influenced the area's development with uses that support the. airport and university, such as research and development, high technology industrial and visitor - serving uses, such.as hotel and car rental agencies. A mix of low, medium, and high rise office buildings predominate, with lesser coverage of supporting multi- tenant commercial, financial, and service uses. A number of buildings are occupied by corporate offices for industry and financial uses. Koll Center, at MacArthur Boulevard and Jamboree Road, was developed as a master planned campus office park. Manufacturing uses occupy a small percentage of the Airport area. Three large hotels have been developed to take advantage of their proximity to the Airport, local businesses, and those in the nearby Irvine Business Complex. MgWreai immediately abutting the Airport, referred to as the "campus firact," contain a diverse mix of low intensity industrial, office, and airport related uses, including a number of auto - related commercial uses including carwash, auto - detailing, rental, . repair, and parts shops. In comparison to properties to the east, this area is undenitilized and less attractive. Development in the Airport Area is restricted due to the noise impacts of John Wayne Airport. Much of the southwestern portion of the area is located in the 65 dBA CNEL, which is unsuitable for residential and other "noise- sensitive" uses. Additionally, building heights are restricted for aviation safety. Recent development activity in the City of Irvine's Business Complex, to the north, has included the transfer of development rights, bringing more intense development closer to the Airport Area, and resulting in the conversion of office to residential entitlement. This activity is changing the, area to a mixed -use center. Through the Visioning process and preparation of the General Plan, the public preferred revitalization of the Airport Area with income generating land uses. Generally, a range of development types were acceptable as long as traffic is not adversely affected. However, a majority believed that the Airport Area is urban in character, different than other City neighborhoods. Additional density and traffic congestion were considered more, acceptable here than other parts of the City. There was strong support for new hotels and broad consensus on mixed -use development with residential and revenue- generating uses. .. Goal 6.15 A mixed -use community. that provides jobs, housing, and supporting services in close proximity, with pedestrian- oriented amenities that facilitates walking and enhance livability. Policies Urban Form and Structure (refer to Figure 10) LU 6.15.1 Land Use Districts and Neighborhoods Provide for the development of distinct business park, commercial, and airport- serving districts and residential neighborhoods that are integrated to assure a quality environment and compatible land uses. Page 48 MD R A F T L A N D U S E E L E M E N T Business Park Districts (sub -area C- "MU -B2" designation).. Land Uses LU 6.15.2 Priority Uses Accommodate office, research and development, and similar uses that support the primary office and business park functions, as prescribed for the "CO -q_O" designation, while allowing for the re -use of properties for the development of cohesive residential villages that are integrated with business park uses. LU 6.15.3 Underperforming Land Uses Promote the redevelopment of sites with underperforming retail uses located on parcels at the interior of large blocks for other uses, with retail. clustered along major arterials (e.g., Bristol, Campus, MacArthur, and Jamboree). except where intended to serve and be integrated with new. housing development. Campus Tract.(sub -area B "MU -B2" designation) Land Uses LU 6.15.4 Primary Uses Accommodate office, industrial, retail, automobile service, hotels, and comparable uses that are related to and support the functions of John Wayne Airport, as permitted by the "CG -C" designation, while allowing for the redevelopment of properties for . residential villages that are integrated with business park uses in accordance with policies 6.15.9 through 6.15.24-24A. Strategy LU 6.15.5 Economic Viability Provide incentives for lot consolidation and the re -use and im rovement of properties located in the "Campus tract," west of Birch Stree� LU 6.15.6 Auto - Rental and Supporting Uses Work with auto rental and supporting uses to promote the consolidation and visual improvement of auto storage, service, and storage facilities. LU 6.15.7 Site Planning and Architecture Encourage and, when subject to redevelopment, require property owners.. .. within the Campus Tract to upgrade the street frontages of their properties with landscape, well- designed signage, and other amenities that improve the area's visual quality. Page 50..: D R A F T L A N D U S E E L E M E N T Commercial Nodes (sub -area A- "CG -C" designation) LU 6.15.8 Priority Uses Encourage the development of retail, financial services, dining, hotel, and other uses that support the John Wayne Airport, the Airport Area's office uses, : .. and, as developed, its residential neighborhoods, as well as automobile sales. . and supporting uses at the MacArthur Boulevard and Bristol Street: node. Residential Villages (sub -area C and sub -area B "MU -B2" designation) Land Uses LU 6.15.9 Residential and Supporting Uses Accommodate the development of multi - family housing units, including work force housina, and mixed -use buildings that integrate housing with ground level office or retail uses in areas outside of the and supporting retail, grocery stores, and parklands. This may occur as replacement of existing buildings or as infill on parking lots, provided that the parking is replaced in a structure located on- site.. Minimum Size and Density LU 6.15.10 Number and Size of Residential Villages (refer to Figure _) Allow development of a maximum of #+v�four 4 mixed use residential villages, each centered on a neighborhood park and other amenities. The first phase of residential development in each neighborhood shall encompass, at least 10 gross acres of land, exclusive of existing rights -of -way. The 10 acres may include multiple parcels provided that they are contiguous or face one another across an existing street. The 10 acre requirement may be waived �...;• dro�cfs of csi; (ecsf . � -acre§ if a Ian is prepared that integrates existing and new uses into a cohesive mixed -use neighborhood and achieves the objectives for the Airport Area. LU 6.15.1 1 First Phase Development Density Require a minimum residential density of 50 units per net acre, averaged over the first phase for each residential village. This shall be applied to 1007. of properties in the first phase development area whether developed exclusively for housing or integrating service commercial horizontally on the site or vertically within a. mixed use building. Net acreage shall be exclusive of existing and new rights -of -way, public pedestrian ways and neighborhood parks." Within the average density, provide a mix of building types ranging from townhomes to high -rises to accommodate a variety of household types and incomes and to promote a diversity of building masses and scales. Page 5.1 ..: URBAN DESIGN FRAMEWORK Newport Beach Airport Business Area. Prrpurn for tb<Ci y of Newport &arb by ROMA D-g. Croup NOVEMBER 2005 Camputs Dive ..w. .. .,. „� Birch 5treet 1 lb d +}j• qq • O . __. Fai3Mle r /* I :... ILL p.t Legend Opportunity SRes Proposed Open Spaces - .., Improved Resulentlal5treets Proposed Residential Streets Proposed Pedestnmi ways 65 CNEL Noise Contour ANIL URBAN DESIGN FRAMEWORK Newport Beach Airport Business Area. Prrpurn for tb<Ci y of Newport &arb by ROMA D-g. Croup NOVEMBER 2005 DRAFT LAND USE E L E M E N T LU 6.15.12 Subsequent.Phase Development Location and Density Subsequent phases of residential development shall abut the first phases or shall.face the first phases across a street. The minimum density of residential development (including residential mixed -use development) shall be 30 units per net acre. Net acreage shall be exclusive of existing and new rights -of- way, public pedestrian ways and neighborhood parks. LU 6.15.13 Campus Tract Residential Allow the development of housing units in " he Campus Tract Mhlik 99 based on the number of trips they generate to a level that does not exceed the number of trips generated from the, buildout of the area for office and research and development uses at an intensity of a land area to building area ratio of 1.0. Strategy and Process LU 6.15.14 . Plans Require the development of a lan for each residential village to coordinate the location of new parks, streets, and pedestrian ways, set forth a strategy to accommodate neighborhood- serving commercial uses and other amenities, establish pedestrian and vehicular connections with adjoining land: uses, and assure compatibility with office, industrial, and other non - residential uses. Design and Development Neighborhood Parks LU 6.15.4 -415 Standards To.provide a focus and identity for the entire neighborhood and to serve the,. daily recreational and commercial needs of the community within easy walking distance of homes, dedicate and improve at least eight percent, of the gross land area (exclusive of existing rights -of -way( of the first phase of development in each neighborhood as a neighborhood park. In every case, the neighborhood park shall be at least one acre in area and shall.have a. minimum dimension of 150 feet. Park acreage shall be exclusive of existing or new rights -of -way, development sites or setback areas. A neighborhood park shall satisfy some or all of the requirements of the Parkland Dedication Ordinance, as prescribed by the Recreation Element of the General Plan. This requirement may be waived for the Quail Street residential neighborhood provided that it can be demonstrated that the development parcels are too small to feasibly accommodate the park. On -site common open space may be used to satisfy a portion of the parkland. dedication requirements if the open space is at least 10,000 square feet in area; one side abuts a .public right -of -way; and it is open to the public during daylight hours. Page 53..: D R A F T L A N D U S E E L E M E N T I. LU 6.15.4-516 Location Require that each neighborhood park is clearly public in character and is 4 si ^ ^^ accessible to all residents of the neighborhood. Each park shall be surrounded by public streets (preferably with on- street parking to serve the park), and shall be linked to residential uses in its respective neighborhood by : .. streets or pedestrian ways. Illustrates integration of public parks in high density residential developments. Parks are surrounded by streets and incorporate a diversity of active and passive recreational facilities On -Site Recreation and Open Space LU 6.15.-�617 Standards Require developers of multi- family residential developments on parcels eight acres or larger, to provide on -site recreational amenities. For these developments, 44 square feet of on -site recreational amenities shall be . provided for each dwelling unit in addition to the requirements under the City's Park Dedication Ordinance and in accordance with the Parks and Recreation Element of the General Plan. On -site recreational amenities can consist of public urban plazas or squares where there is the capability for recreation and outdoor activity. These recreational amenities eEw:�-Mg_y_also include swimming pools, exercise facilities, tennis courts, and basketball courts. Where there is insufficient land to provide on -site recreational amenities, the developer shall be required to pay cash in -lieu that would be used to develop or upgrade nearby recreation facilities to : offset user demand as defined in the City's Park Dedication Fee Ordinance. The acreage of on -site open space developed with residential projects may be credited, against the parkland dedication requirements where it is accessible to the public during daylight hours, visible from public rights -of- way; and is of sufficient size to accommodate recreational use by the public. Page 54. . DRAFT LAND USE E L E M E N T However, the credit for the provision of on -site open space shall not exceed 30% of the parkland dedication requirements. Streets and Pedestrian Ways LU 6.15.418 Street and Pedestrian Grid Create a pattern of streets and pedestrian ways that breaks up large blocks, improves connections between neighborhoods and.community amenities and is scaled to the predominantly residential character of the neighborhoods. LU 6.15.419 Walkable Streets Retain the curb -to -curb dimension of existing streets, but widen sidewalks to provide park strips and generous sidewalks by means of dedications or . easements. Except where traffic loads preclude fewer lanes, add parallel parking to calm traffic, buffer pedestrians and provide short-term parking for visitors and shop customers. Illustrates pedestrian oriented multi- family residential streets with wide sidewalks, on- street parking, parkways, and units fronting onto streets. LU 6.15.-1$20 Connected Streets . Require dedication and improvement of new streets as shown on Figure _. The illustrated alignments are tentative and may change as long as the routes provide the intended connectivity. If traffic conditions allow, connect new and existing streets across Macarthur Boulevard with signalized intersections, crosswalks and pedestrian refuges in the median. LU 6.15.4 -9-21 Pedestrian Improvements Require the dedication and improvement of new pedestrian ways as shown . on Figure _. The alignment is tentative and may change as long as the path provides the intended connectivity. For safety, the full length of pedestrian ways shall be visible from intersecting streets. To maintain an intimate scale and to shade the path with trees, pedestrian ways should not be sized as fire lanes. Pedestrian ways shall be open to the public at all hours. Page 55 D R A F T L A N D U S E E L E M E N T Parkina and Loadina LU 6.15.2822 Required Spaces for Primary Uses Consider devised parking requirements that reflect the mix of uses in the neighborhoods and overall Airport Area, as well as the availability of on street parking. Relationship of Buildinas to Street LU 6.15.2823 Building Massing Require that high -rise structures be surrounded with low and mid -rise structures. fronting public streets and pedestrian ways or other means to promote a more pedestrian scale Airoort Compatibility LU 6.15.2k24 Airport Compatibility Require that all development be constructed within the height limits specified by the Airport Environs Land Use Plan AELUP and housin .is located outside of areas exposed to.a 65 dBA CNEL uses buildina location and design transportation modes and other techniaues. Among the strategies that should be considered are the integration of housina with iobs- aeneratina uses, use of alternative transportation modes, maximized walkability, use of recycled materials, capture and re -use of storm water on -site, water conserving fixtures and landscapes, and architectural elements that reduce heat pain and loss. Page 56. . D R A F T L A N D U S E E L E M E N T Corridors Corridors share common characteristics of Districts by their identifiable functional role, land use mix, density /intensity, physical form and character, and /or environmental setting. They differ in their linear configuration, generally with shallow depth parcels located along arterial streets. They are significantly impacted by traffic, often inhibiting. access during peak travel periods. Their shallow depths make them unsuitable for many contemporary forms of commercial development that require large building footprints and extensive parking. a number of commerical corridors corridors, the General Plan's policies focus on Gad those in which change is anticipated to occur during the next 20 years. Additionally, they provide guidance for the maintenance of a number of corridors in which it is the objective to maintain existing types and levels of development. Development in each corridor will adhere to policies for land use type and density /intensity (LU 4.1, Table 1) and community character (LU 5.0), except as specified . in this section of the Plan. Goal 6.16 Development along arterial corridors that is compatible with adjoining residential neighborhoods and open spaces, is well designed and attractive, minimizes traffic impacts, and provides adequate parking. Policies LU 6.16.1 Efficient Parcel Utilization Promote the, clustering of retail and hotel uses by the aggregation of individual parcels into larger development sites through incentives such as density bonuses or comparable techniques. LU 6.16.2 Private Property Improvements Work with property owners to encourage their upgrade of existing commercial development including repair and /or repainting, of deteriorated building surfaces, well- designed signage that is incorporated into the architectural style of the building, and expanded landscaping. LU 6.16.3 Property Access Minimize driveways and curb cuts that interrupt the continuity of street facing building elevations in pedestrian- oriented districts and locations of high traffic volumes, prioritizing their location on side streets and alleys, where feasible. LU 6.16.4 Shared Parking Facilities Work with property owners and developers to encourage the more efficient use of parcels for parking that can be shared by multiple businesses. LU 6.16.5 Compatibility of Business Operations with Adjoining . Residential Neighborhoods Work with local businesses to assure that retail, office, and other.uses do not adversely impact adjoining residential neighborhoods. This may include Page 57 D R A F T L A N D U S E E L E M E N T strategies addressing hours of operation, employee loitering, trash pickup, truck delivery hours, customer arrivals and departures, and other activities. LU 6..16.6 Design Compatibility with Adjoining Residential Neighborhoods Require that building elevations facing adjoining residential units be designed to convey a high quality character and assure privacy of the residents, and that properties be developed to mitigate to the maximum extent feasible impacts of lighting, noise, odor, trash storage, truck deliveries, and. other. . business activities. Building elevations shall be architecturally treated and walls, if used as buffers, shall be well- designed and landscaped to reflect the area's residential village character. West Newport The West Newport Coast Highway Corridor extends from Summit Street to just past 60th Street. It is a mixed. commercial and residential area, with the former serving the adjoining Newport Shores residential. neighborhood, the West Newport residential neighborhood south of Coast Highway, and beach visitors. Commercial uses are concentrated on the north side.of Coast Highway at the Orange Street intersection and east of Cedar Street to the Semeniuk Slough. Intervening areas are developed with a mix of multi- family apartments and, west of Grant Avenue, mobile and manufactured homes. Primary commercial uses include community - related retail such as a dry cleaners, liquor store, deli, and convenience stores, as well as a few visitor - serving motels, dine -in, family style restaurants, and fast -food establishments. Generally, they are developed on shallow parcels of substandard size and configuration due to past widening. of West Coast Highway and contain insufficient parking. Many of the commercial buildings appear to have been constructed in the 1960's to 1980's, although some motels have been recently upgraded. A portion of the mobile homes are situated along Semeniuk Slough and the Army Corps restored wetlands, while a number of the single - family homes outside the area are also located along the Slough. A mobile home park containing older units, many of which appear to be poorly maintained, is located on the westernmost parcels and a portion of the tidelands. This site serves as the "entry" to.the City and as a portal to the proposed Orange Coast River Park. This area is regulated by an adopted Specific Plan, which was intended to promote its orderly development and provide service commercial uses for nearby residences. The visioning process found that the West Newport Corridor is among those that require revitalization. Clustering of commercial uses to enhance their economic vitality and improve the appearance of the area was supported, as was the improvement of the quality of commercial development on the Highway. Redevelopment of the westernmost parcel occupied by a trailer park was a high priority for the neighborhood. Goal 6.17 A corridor that includes a gateway to the City with amenities that support the Orange Coast River Park, as well as commercial clusters that. . serve local residents and coastal visitors at key intersections, interspersed with compatible residential development. Page 58... D R A F T L A N D U S E E L E M E N T Policies Land Uses (refer to Figure 1) LU 6.17.1 Western Entry Parcel (designated as "RM- C " / "OS ") Work with community groups and the County to facilitate the acquisition of a portion or all of the property as open space, which may be used as a staging area for Orange Coast River Park with parking, park- related uses, and an underpass to the ocean. As an alternative, accommodate multi - family housing on all or portions of the property not used for open space., LU 6.17.2 Residential Neighborhood Redesignate "R -2" residential properties on the coastal side of West Coast Highway for single family detached housing. "R -1." Strateav LU 6.17.23 Redevelopment Incentive Permit commercial properties to be developed at a maximum floor.area ratio of 1.0 as an incentive for their redevelopment. LU 6.17.4 Improved Visual Image and Quality. Implement streetscape improvements to enhance the area's character and image as a gateway to Newport Beach and. develop a stronger pedestrian: environment at the commercial nodes. LU 6.17.45 Streetscape Require that upgraded and redeveloped properties incorporate landscaped setbacks along arterial streets to improve their visual quality and reduce impacts of the corridor's high traffic volumes. Old Newport Boulevard Old Newport Boulevard was formerly the primary roadway leading into the city from the north, containing a diversity of highway- oriented retail and office uses. Shifting of vehicle trips to the parallel (new) Newport Boulevard reduced the corridor's traffic volumes and economic vitality, resulting in significant changes in its land use mix. The corridor is abutted by residential neighborhoods to the east and Hoag Hospital west of Newport Boulevard. Today, the area is primarily developed with commercial and .. .. . . professional offices. Secondary uses include personal services, restaurants, and specialty shopping such as home furnishing stores and beauty salons. Most specialty retail appears to occupy converted residential buildings. A number of auto - related businesses . and service facilities are located in the corridor. Many of these are incompatible with the predominant patter of retail service and office uses. Medical office uses have expanded considerably during recent years, due to the corridor's proximity to Hoag Hospital, which is expanding its buildings and facilities. This corridor does not exhibit a pedestrian- oriented character. While there are some walkable areas, Newport Boulevard is wide and there are a mix of uses and lot configurations that do not create a consistent walkway. Page 59. Development in the area is guided by the Old Newport Boulevard Specific Plan District that includes design guidelines and development standards providing for the orderly development of property. Little public input was received pertaining to Old Newport Boulevard during the General Plan's preparation. In general, the preservation of the status quo was supported. Although, the public supported the development of mixed -use buildings that integrate housing with ground floor retail and townhomes on the east side of Old Newport Boulevard as a transition with adjoining residential neighborhoods. Goal 6.18 A corridor of uses and services that support Hoag Hospital and adjoining residential neighborhoods. Policies Land Uses (refer to Figure 4- designated as "MU -4" on the east side and "CN /CO -M" 1 on the west side) LU 6.18.1 Priority Uses Accommodate uses that serve adjoining residential neighborhoods and support Hoag Hospital, including, on the east side of the Boulevard, mixed use buildings that integrate housing above ground level retail or office uses and live /work facilities. . LU 6.18.2 Discouraged Uses Highway- oriented retail uses should be discouraged and new "heavy" retail . uses, such as automobile supply and repair uses, prohibited. Design and Development LU 6.18.3 Building Heights Permit buildings to be constructed to a maximum height of two (2) stories, except for mixed use buildings that integrate housing with ground floor retail or office uses, where the height may be increased to three (3) stories, provided that the viewsheds of upland residential units are maintained. LU 6.18.4 Property Design Require that buildings be located and designed to orient to the Old Newport Boulevard frontage, while the rear of parcels on its west side shall, incorporate landscape and design elements that are attractive when viewed from Newport Boulevard. LU 6.18.5 Streetscape Design and Connectivity Develop a plan for streetscape improvements and improve street crossings to facilitate pedestrian access to Hoag. Hospital and discourage automobile. trips. Page 61. . -2 0 M 6 vi C)) C C 2 a) E E 0 cm > Z il-- I L) c o Z5 O a) U 0 0 > LU 0 0 C) D 0 z 0 2 Z z LZ w o (D ° 0 -2 0 M 6 vi C)) C C 2 a) E E 0 cm > Z il-- I L) c o Z5 O a) U 0 0 > LU 0 0 C) D 0 MMMM DRAFT LAND USE E L E M E N T Mariners' Mile Mariners' Mile is a heavily traveled segment of Coast Highway extending from the Arches Bridge on the west to Dover Drive on the east. It is developed with a mix of highway- oriented retail and marine related commercial uses. The latter are primarily concentrated on bay- fronting properties and include boat sales and storage, sailing, schools, marinas, visitor- serving restaurants, and comparable uses. A large site is developed with the Balboa Bay Club and Resort, a hotel, private club, and apartments located on City tidelands. A number of properties contain non- marine commercial uses, offices, and a multi -story residential building. Inland properties are developed predominantly for highway -oriented retail, neighborhood commercial services. A number of sites contain automobile dealerships. and service facilities and neighborhood - serving commercial uses. The latter includes salons, restaurants, apparel, and other specialty shops ranging from wine stores to home: furnishings stores. While single use free - standing buildings predominate, there are a significant number of multi- tenant buildings that combine a number of. related or complementary uses in a single building or buildings that are connected physically or through design. The Mariners' Mile Strategic Vision and Design Plan provides for the area's evolution as a series of districts serving visitors and. local residents. Along the northern portion of Coast Highway.in the vicinity of Tustin Avenue, Riverside Avenue, and Avon Street, it provides for a pedestrian - friendly retail district.: In the western and easternmost segments, the Plan provides for the.improvement of the auto - oriented strips, and it proposes.a vibrant public waterfront. Throughout the corridor, the Plan proposes to upgrade its visual character with new landscaping and streetscape amenities, as well as improvements in private development through standards for architecture and lighting. . Plans provide for the widening.of Coast. Highway, reducing the depth of, parcels along its. . length. Recent development projects have set back their buildings in anticipation of this change: Traffic along the corridor and the.potential for widening also impact the ability to enhance pedestrian activity and streetscope improvements, unless overhead pedestrian crossings are considered.. Visioning process participants identified Mariner's Mile as a location that needs revitalization and suggested that an overall vision be defined to meet this objective. It was. also defined as a location appropriate for mixed -use development integrating housing and commercial or office space. A majority opposed hotel development in Mariner's Mile.. Participants were divided on the questions of preserving opportunities for coastal- related uses in Mariner's Mile and whether the City should require or offer incentives to assure such uses. Property owners noted that high land values and rents. limit the number of marine - related uses that can be economically sustained in the area. Although the public supported the development of housing in Mariner's Mile, there was a difference of or limited it to inland parcels. Goal 6.19 A corridor that reflects and takes advantage of its location on the Newport Bay waterfront, supports and respects adjacent residential neighborhoods, and exhibits a quality visual image for travelers on Coast Highway. Page 63 DRAFT LAND USE EL E M E N T Policies Structure LU 6.19.1 Differentiated Districts Differentiate and create cohesive land use districts for key sub -areas of Mariners' Mile by function, use, and urban form. These should include (a) harbor - oriented uses with limited housing. along the waterfront; (b) community /neighborhood serving "village" generally between Riverside Avenue and the southerly extension of Irvine Avenue, and (c) highway - oriented commercial corridor (see Figure 7). Land Uses (refer to Figure 7) LU 6.19.2 Bay Fronting Properties (designated as °4411 91" "CV-W') Accommodate marine - related and visitor - serving retail, restaurant, hotel, institutional, and recreational uses, GG Well ^ 9R a pFejeGt by n Gt h^°;° LU 6.19.3 . Marine - Related Businesses Protect and encourage facilities that serve marine - related businesses and industries unless present and foreseeable future demand for. such facilities is already adequately provided for in the area. Encourage coastal- dependent industrial uses to locate or expand within existing sites and allowed reasonable long -term growth. LU 6.19.4 Inland side of Coast Highway (designated as "MU -B T" and "CG -C ") Accommodate a mix of visitor and local- serving retail commercial, residential, . and public uses. The Coast Highway frontage shall be limited to non- residential uses. On Inland parcels, generally between Riverside Avenue and Tustin Avenue, priority should be placed on accommodating uses that serve upland residential neighborhoods such as grocery stores, specialty retail, small service office, restaurants, coffee shops, and similar uses. LU 6.19.5 Parking Reauiire adequate parking and other supporting facilities for charters.:vacht. sales, and other waterfront uses. Design and Development Corridor LU 6.19.56 Corridor Identify and Quality Implement landscape, signage, lighting, sidewalk, pedestrian crossing, and . other amenities consistent with the Mariner's Mile Specific Plan District and Mariners' Mile Strategic Vision and.Design Plan. . Page 64 l 0 � mm= o z u� ?i U x I I �I �1 /�� i �J4 I '' f 0 LL$ w N 'p d N (D . 6 c C 7 6 0. O `ALL. C'=. �m .0) L N _ V o L 6 —C . Z2 c� E 0 CCcC fO �C E Ua 0 Z a Z w LU V� � ;\ � ix �z w J w w mZ z z �Q U l 0 � mm= o z u� ?i U x I I �I �1 /�� i �J4 I '' f 0 LL$ w N 'p d N (D . 6 c C 7 6 0. O `ALL. C'=. �m .0) L N _ V o L 6 —C . Z2 c� E 0 CCcC fO �C E Ua 0 Z a Z w LU V� � ;\ � ix D R A F T L A N D U S E E L E M E N T ] Harbor Fronting Properties LU 6.19.67 Architecture and Site Planning While a diversity of building styles is encouraged, the form, materials, and colors of buildings located along the harbor front should be .designed to reflect the area's setting and nautical history. LU 6.19.7 vUSiR 48 PIGIRR ^s o Fi * � les LU 6.19.8 Bay Views Require that buildings be located and sites designed to provide adeauate and unobstructed views of the Bay from Coast Highway. LU 6.19.9 Waterfront Promenade Require that development on the Bay frontage implement amenities that assure access for coastal visitors. Pursue development of a pedestrian promenade along the Bayfront. Community /Neighborhood Village LU 6.19.10 Pedestrian- Oriented Village Require that inland properties that front onto internal streets within the Community /Neighborhood Village locate buildings along and forming, a semi- continuous building wall along the sidewalk, with parking to the rear, in sub#eFfeRear-rstructures, or in shared facilities and be designed to promote pedestrian activity. LU 6.19.11 Properties Abutting Bluff Faces Require that development projects locate and design buildings to maintain the visual quality and maintain the structural pFetee4ieaintearity of the bluff faces. . LU 6.19.12 Building Heights Consider the modification of the boundary of the Shoreline Height Limitation Zone (26') to accommodate higher mixed use buildings, where these are located adjacent to bluffs and the viewshed "envelope" is maintained. Strateav LU 6.19.13 Parking Lot Relocation Consider options for the relocation of the City parking lot on Avon Street to better support the corridor's retail uses. LU 6.19.14 Postal Distribution Center Relocation Consider options for the relocation of the postal distribution center to reduce parking impacts in the immediate area. Page 66 WR A F T L A N D U S E E L E M E N T LU 6.19.15 Parking and Supporting Facilities for Waterfront Uses Explore additional options for the development and location of parking and other supporting facilities for charters, yacht sales, and other waterfront uses. Corona del Mar The Corona del Mar corridor extends along Pacific Coast Highway between Avocado Avenue and Hazel Drive. It is developed with commercial uses and specialty shops that primarily serve adjoining residential neighborhoods, with isolated uses that serve highway. . travelers and coastal visitors. Among the area's primary uses are restaurants, home furnishings, and miscellaneous apparel and professional offices including architectural design services. Almost half of the commercial uses are located in multi- tenant buildings with retail on the ground floor and professional services above. Other uses include the Sherman Library and Gardens, a research library and botanical garden open to the public, and an assisted - living residential complex. Buildings in the Corona del Mar corridor mostly front directly on and visually open to the sidewalks, with few driveways or parking lots to break the continuity.of the "building wall ". along the street. These, coupled with improved streetscape amenities, landscaped medians, and a limited number of signalized crosswalks, promote 'a high level of pedestrian activity. The "Vision 2004" Plan, developed by the Corona del Mar Business Improvement District, is intended to enhance the shopping district through community improvements. These envision a linear park -like environment with extensive sidewalk landscaping, street furniture, pedestrian- oriented lighting fixtures, activated crosswalks, parking lanes, and. comparable improvements. Visioning process participants expressed support for protecting Corona del Mar as an important historic commercial center that serves adjoining neighborhoods. Goat 6.20 A pedestrian- oriented "village" serving as the center of community commerce, culture, and social activity and providing identity for Corona del Mar. Policies Land Uses (designated as "CN" LU 6.20.1 Primary Uses Accommodate neighborhood- serving uses that complement existing development. LU 6.20.2 Shared Parking Structures Accommodate the development of structures that provide parking for multiple businesses along the corridor, provided that the ground floor of the street frontage is developed for pedestrian- oriented retail uses. LU 6.20.3 Expanded Parking Accommodate the redevelopment of residential parcels immediately adjoining commercial uses that front onto Coast Highway for surface parking, provided that adequate buffers are incorporated to prevent impacts on adjoining housing (see "Design and Development" below). Page 67... ? O a o � d m 3 y 3 v = P� .. fry$ o m c a � d c O j2 N c LL H O C c � O LL �c N c `p O 6 U N CD y aa� O N to Z 0 Z LU U w 0. W (17 ZQ� J a Of p , C' w w0 Q' QL 7 �_� Z Z M, o p0 O U ? O a o � d m 3 y 3 v = P� .. fry$ o m c a � d c O j2 N c LL H O C c � O LL �c N c `p O 6 U N CD y aa� O N to Z 0 Z LU U w 0. W (17 ZQ� J D R A F T L A N D U S E E L E M E N T Desian and Development LU 6.20.4 Pedestrian - Oriented Streetscapes Work with business associations, tenants, and property owners to implement Vision 2004 streetscape improvements that contribute to the corridor's pedestrian character. Strateav LU 6.20.5 Complement the Scale and Form of Existing Development Permit new development at a maximum intensity of 0.5 FAR, but allow existing buildings that exceed this intensity to be renovated, upgraded, or reconstructed to their pre- existing intensity. LU 6.20.6 Expanded Parking Opportunities Work with local businesses and organizations to explore other methods to provide parking convenient to commercial uses, such as a parking district or relocation of the City parking lot at the old school site. Page 69 ATTACHMENT B Documents from the November 22, 2005 City Council Meeting L rr E �/� E co a M R m O O GD (D O m d' h M m O) co m h CD GD 1- GD 1� N CO 0 O N , n O 1,- n I� Lo co co N m co 0) 0) V' W CO LO r r V 0? 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B §E » |k © 20 & k f k k ) £ k 2 2 ) � I k� ]k � §!§ = \\ 7 kk) } \ � 8 up l k �� / 2 kf7 { �E B 6 E 0 k / COD, k ;§ �a¥# a 3 a 7 b« t �t # & k / k / / / k $ § '/f $ U( _0 CDL / \ \. 2 /kf et ? �(�a2 ■ems ) k / � } D 2 / /* /\ �e Gm2 § �E AIazaoo n "RECEIVED AFTER AGENDA PRINTED:" 5 -5 ;L. lt-9- a -�S 04 RROOKEIELO H O M B B live the difference November 22, 2005 Honorable Mayor and City Council City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658 Re: Draft General Plan Land Use Element -John Wayne Airport Area City Council Study Session -Item No. 2 Dear Mr. Mayor and Members of the City Council: Brookfield Homes has had the opportunity to review the Draft General Plan hand Use Element ( "Draft ") for the Airport Area. As the City Council is aware, we are in escrow to purchase the 3.7 acre Fletcher Jones auto storage area at Spruce and Quail. Our plan has been in the City process for over a year and consists of 86 condominium homes at a density of 23.5 dwellings per acre. The project site is adjacent to the Newport Plaza commercial center and offers a modest and practical approach (under the Greenlight threshold) to begin the transition to a mixed -use community in the Airport Area. We are in support of the concept behind the Draft for the Airport Area. The General Plan framework created by the City is good as we are only suggesting some minor modifications. The four (4) modifications outlined below would eliminate some of the specificity in the General Plan and would allow the City to consider development location and intensity as private investment actually brings, those projects forward in the future. Specifically, we would suggest the following: 1. Minimum Proiect Size: 50 Units The Draft requires a 10 acre minimum project size. Furthermore, the Draft only allows a waiver of the size requirement if a project is at least 5 acres. This would not only preclude the proposed Brookfield development, but would preclude nearly all property owners within the identified residential nodes from developing their sites for residential use. Mandating consolidation and/or cooperation with adjacent owners in order to develop seems to be counter to private property rights. In the Newport Place Planned Community (NPPC), only 1 parcel out of 69 meets the proposed 10 acre minimum size requirement. Within the proposed residential nodes outside the 1985 noise contour line, there are no parcels that meet the 10 acre minimum and only 1 parcel that meets the 5 acre minimum. The average parcel size in the NPPC 04 OROOKFI(LO Newport Beach City Council November 22, 2005 is 2.2 acres. We would urge the City Council to seriously consider this issue and remove the 5 acre minimum as originally recommended by the General Plan Advisory Committee (GPAC). Minimum project size, rather than minimum acreage, would better accommodate the desire to bring residential and mixed use development to the area. As with the Platinum Triangle in Anaheim, a minimum project size of 50 units would provide appropriate flexibility to encourage redevelopment and not preclude smaller parcels. 2. Create Incentives For Lot Consolidation With Expedited Entitlements Given the constraint of individual lot sizes and the desire to create projects of varying size and scope, the Draft should encourage the consolidation of parcels by permitting expedited processing for projects of 8 -10 acres or more. For example, as a reward for larger projects, entitlements could be achieved with a master land use plan, and thus project financing could be obtained with those entitlements. With financing in place, the developer could then come back with final site plans and maps for each phase that would show detailed plans including floor plans, elevations, materials, etc. For smaller projects, require a final site plan with all the accompanying details and normal processes.. 3. Create A Variety Of Residential Products. Buildings and Densities The current Draft policies require a minimum of 50 units per net acre average with the first phase of a village, with subsequent phases requiring 30 units per acre minimum. As an example, to create diversity, Anaheim's Platinum Triangle zoning code requires that residential projects of more than 400 units on 5 acres or larger, consist of more than one building type, thus providing different product offerings and densities, without mandating a minimum average. Private investment could then determine appropriate densities and building types based on market considerations at the time of development. 4. Overlay Zone Rather Than Identification of Specific Residential Villages It may be preferable to establish a residential overlay zone and allow the market to determine the number and mix of residential villages based on opportunities and constraints determined at more precise levels of planning. This would allow the City to make more informed decisions regarding residential and mixed use development as additional details come forward with master land use plans for larger projects and final site plans for smaller projects. We are very supportive of the City's efforts and vision for the Airport Area and we would appreciate your consideration of the issues outlined above. A MOKFIFFO MOMO• Newport Beach City Council November 22, 2005 Sincerely, Brookfield Homes Southland Inc. ORIGINAL SIGNED David E. Bartlett Vice President -Land Entitlement Copies: Sharon Wood, Assistant City Manager Patty Temple, Planning Director James Campbell, Senior Planner Adrian Foley, President, Brookfield Homes Southland Inc. John O'Brien, Vice President -Infill Housing, Brookfield Homes Southland Inc. Darren Schoolmeester, Principal, WE Architects Ken Ryan, Principal, EDAW Tim Paone, Manatt, Phelps, Phillips Philip Bettencourt, Bettencourt & Associates 11/22/2005 16:09 ORANdECOUNTY BUSUMS COUNCIL 19494760443 OCBC 2 Put Mm, some 100.114se, cdffmk 92614-5904 phow 90.476.2242 • fa: 949.476.9240 • mtTaroaa *aorg November 22, 2005 Mayor John Heffernan and City Council City of Newport Beach 330 Newport Boulevard Newport Beach, CA 92663 Dear Mayor and Council: " TWO- AGENDA PRIMM ED:" TWO- Via Mail to City Clerk: Ularklesaalcity newport- bmcb.oaus I Have recently returned to Orange County to serve as President and Chief Executive Officer of the Orange County Business Council. For the past eighteen months, it was my honor and privilege to severe Governor Arnold Schwarzenegger as his Director of a Department of Housing and Community Development (HCD) for the State of Cali£orni� I I commend the City of Newport Beach as it updates its General Plan forieonsiderimg the addition of more than 3,300 residential living opportunities in the City's Airport f anaing Area Today and for the foreseeable future, California has a sigai5eant housing shortage. The state's population is growing at a faster rata than the rate of housing producuo , A recent study prepared by HCD on California's Deepening Housing Crisis reports that housing production simply has not kept pace with the State's housing needs, particularly in coastal metropolitan areas. I have attached a copy of that study. As the City crafts its General Plan, may I suggest that the Council leave the opportunities for housing in the Airport Area as general as possible so as to allow the market to create those Opportunities that make the most economic sense. Residential uses in this part of Newport Beach is a new endeavor. To overly burden potential developers with too structured planning may not lead to the desired outcome of increased housing resources in Newport Beacl considering my thoughts and comments. � n uC unn s v rn President and CEO `7 Orange County Business Council - ; ii N o f T1 SHAPING ORANGE COUNTY-4 ECONOMIC FUTURE 11/22/2005 16:09 19494760443 OCBC PAGE 02 DEPARTMENT OF HOUSING, AND COMMUNITY DEVELOPMENT Division of Housing Policy Development 1800 and swat, SWm 430 P. o. Bar 054068 Sac WWAC, CA 9a4se- a7 (915) W"177 "177 FAX (06) a77.28aa California's Deepening Housing Crisis October-6,2005 High Demand/Low Sunnly California continues to experience very high rates of population growth and further tightening of its housing markets. Even encompassing the recession of the early 1990s, California's population grew by an average approximating 450 000 people annually and is projected to gain around 600,000 annually over the next decade.t As of January 1, 2005, California's population was 36,810,358 which increased by 539,267 people in 2004? The population increased 1.5va from the calendar year 2004, which was lower than the 1.8% growth between 2003 and 2004.3 As in 2001, the United States became home to more than one million immigrants in 2002. California was home to the largest number (291,191 or 27.4 percent) of the 2002 immigrants.° Housing production has not kept pace with the State's housing needs, particularly in the coastal metropolitan areas and housing need has worsened, especially for renter households and low income owner households throughout the State. During the 1980s, 2.1 million units were built whereas the 1990s saw only 1.1 million units built. While the average annual need is projected at approximately 220,000 housing units, construction has lagged substantively below the need. Since 1999, less than 170,000 residential new construction permits have been issued each year. During 2004, 212,960 new homes and .apartments were built, representing the highest production since 1989.5 The greatest production gap is in multifamily housing. Multifamily development only accounted for approximately a quarter of all new units during the 1990s, a drop of nearly 70 percent from the levels of the 1980s. Since 2000, the number of multifamily units has increased slightly, totaling approximately 28 percent of all new units emstructed.6 Increasing Housing CostatDearessing Homemmershin California's homeownership rate in 2004 was the second lowest in the nation (59.7%) and 10 percentage points lower than the national homeownership rate (69 %).7 August 2005, only 14 percent of California's Households could afford to buy the median priced single - family home, while nationwide, affordability was 48 percents. The California Association of Realtors reported August 2005's median price of an existing, single - family detached home in California was ' State of Calitienia, Deperhne rt of Finance, Population Projections by RaceWnicity for California and Its Counties 2000 -2050. Sacramento, California, May 2004. 'State of California, Department of Flruu c 9i5 CWcoun* Population and Housing Fstineares, 2005, Revised 2001.2004 DRU Benclaxark Smameuto, Califarnla, May 2005. a state of California, Depertowt ofFiname, E-1 CijyyVoumy Population ,Eslirnak6; with Anmud Percent Change, Jamraty 1, 2004 and 2005. Ssommenen. Califoroia, May 2005. a State of California, Deparment ofFinarroe. Legallermigration ofColybnaa in 26/2. Sacramento, California, October 2003 Construction Industry Reseamh Board, Califomia Construction Review, Mey 31.2005. 6INd 7 US Counts Bureau, Housing Vacancies and Homeownership Manual Staltsdcs, 2004. 'California Association of Realtors, Press Release, October 6, 2005, http:// www.m.orgtktft.php.9id= Mr.UINDIPO. 11/22/2005 16:09 19494760443 OCBC PAGE 03 California's Deepening Housing Crisis Page 2 of 5 $568,890 representing a 20 percent increase over August 2004's median price of $473,520.9 The disparity between housing production and need has resulted in double -digit year- to-year percentage increases in the median price over recent years.10 Following is a comparison of savedral county and community median home prices reported for July 2005 and 2004 to reflect regional differences in the State. tt a Santa Barbara County $819,850 51.35% San Luis Obispo County $566,510 24.58% Santa Clara $760,000 21.60% Sacramento $394,450 20.10% Ventura $685,680 8.59% Growing Income Ineauality While housing prices have been escalating, numerous studies have documented a widening gap in earnings reported by low - income versus high- inoome households throughout the nation. The share of reported tamed income attributable to the top 20 percent of taxpayers has been rising wberaas It has been failing for the bottom So percent 12 Rent/Wane C iigaUht Housing Market California is second only to Massachusetts in terns of the hourly wage needed to afford a two bedroom apartment at fair market rent (PMR)_ In California, an extremely low income household (eaming $19,327, 300A of the Area Median Income of 564,422) can afford monthly rent up to $483, while the FMR for a two bedroom unit is $1,104. A worker earning minimum wage ($6.75 per hour) must work 126 hours per week in order to afford the average two - bedroom unit, Tile Housing Wage in California is $21.24; this is the amount a full time (40 hours per week) worker must earn per hour in order to afford the average two -bedroom unit, and is more than three times (315 %) the minimum wage ($6.75 per hour).13 One of the main factors that accommodated the housing shortfall in the 1990s was a reduction mi . both homeowner and rental vacancy rates, demonstrated by the significant drop in vacancy rates between 1990 and 2001. The homeowner vacancy rate decreased from 1.8 percent to 1.2 percent, while the rental vacancy rate decreased from 6.0 percent to 5.4 percent during the same time pariod.14 Vacant units were used to absorb a significant amount of the housing demand during the later half of the 1990s, resulting in extremely tight housing markets limiting mobility in many populous metropolitan areas; an option that is no longer available to help address California's housing shortage. Overoavine s lbid 1° California Association of Raahars, Pau Release, February 25, 2005. o Califomia Aseeclation of Rgdwm Pang Re %are, oewbcr -6, 2005. , tr Carta s Chowft fnmwe Dian'ibuaiom Office of the Legislative Analyst. state of California, August 2000. 1' Oar e,(Reach 1000, National Low Inoome Housing coalition. 19 U.S. Ceosus Bureau, Housing Vacancies and Homeownership satisfies 2002; Homomm and Rohl Vacancies by state 1986 to 2003 (Tables 3 and 4). 11/22/2005 16:09 19494760443 OCBC PAGE 04 California's Deepening Housing Crisis Page 3 of 5 Over four out of ten of all California households are renters, and renters face the greatest affordability challenges. In 1997, nearly a quarter of the renter households in the State's metropolitan areas (1 million out of 42 million households) spent more than half of their income on rent.15 HUD (Census 2000) data indicates that 35 percent of California households. and 40 percent of renters spend more than 30 percent of their income on housing.16 In 2002, almost half a million of California's working families were "officially" poor with incomes below the federal poverty level (PPL). Many more families (nearly 1.4 million) with incomes above the FPL, up to twice the PPL, still fell short of earning an income level to provide an adequate standard of living.l7 In many counties, fair market rents .exceed the monthly payments families receive from Ca1WORICs, (the State's cash assistance program for poor families), or the Supplemental Security b1come/State Supplementary Payment (SSUSSF) program, which provides cash assistance to the elderly, blind, and disabled. s The two - bedroom PMR exceeds the CaI WORKs grant for a family of three in 31 counties, and equals at least 80 percent of the grant level in every California county. In 2003, PMR fbr a studio apartment exceeds the SSI/SSP grant fbr an elderly, blind, or disabled recipient in 13 counties, and exceeds 50 percent of the grant in 40 counties." Overcrowding Between 1980 and 1990, the percentage of overcrowded households nearly doubled from 6.9 percent to 12.3 percent. Census 2000 reports more than 15 percent of California households were overcrowded with overcrowding most common among low - income households, and most prevalent in renter housing. Roughly 24 percent of renter households statewide were overcrowded; in some counties, nearly a third of renter households are overcrowded. One quarter of all overcrowded renter households contained more than one fiunily. Of all owner and renter overcrowded households, estimates are that more than half are severely overcrowded (more than 1.5 persons per room). Overcrowding increases health and safety concerns and stresses the condition of the housing stock and infiastructure. Homeless Although reliable counts of homeless persons are Illusive, in 1997 as many as 360,000 Californians were estimated to be homeless.20 In the worst circumstances, homeless persons live in places not meant for human habitation: cars, parks, sidewalks, stairwells, and door stoops. An estimated 80,000 to 95,000 children are homeless in California, making the percentage of homeless children greater today than at any time since the.Great Depression.at Many persons in need of emergency shelter and transitional housing are employed but can not find permanent housing that is affordable. isLoctedOW.'Cal " ial, A& dablaHowftOz u,, CaliforniaBudgetProject, May 2000. 10 State of dW Cities Data Systems: Coarysrahensive Housing Affordability Strategy (CHAS) Data, Cencas 2oOo_ tr WorA ty+Harr( FallbV Sheri fnmdrtg In Calrfarma'I WormW FaRtIms, Califamia Budget Project, January 2005 n Laclud Oro 2M4 Cayfmala's A&rdable Howft Otm, California Budget Prof eA 7aauny 2004. » Ald Ca1rfmvd4 HOWOW Afarhu 1990 -1997, Stara Housing Plan tJpdate, State of Califomia Deparaeent of Housing & Community Development, 1998, at California Housing Law Project, Facts and Issues; Homeless ChildM4 www.tanr kewivecetes.otg/defau Asp ?ID=170 11/22/2005 16:09 19494760443 OCBC PAGE 05 California's Deepening Housing Crisis page 4 of 5 Fauvrworkers Employment in California agriculture increased 22 percent between 1985 and 2000. As of September 2000, California farm employment peaked at 486,000.23 California's total farmworker population (including family members) is estimated to exceed 900,000. Approximately 60 percent of hrmworkers are accompanied by a souse, child or parent.. The median number of children in families of fermworker parents is two. Farmworkers and their families cope with substandard housing conditions fraught with serious health and sanitation problems. To avoid harassment, they often live out of sight in undeveloped canyons, fields, squatter camps, and back houses. Privately owned employee housing (licensed by California) has been steadily diminishing. In 1976, employers owned 1,254 employee housing developments sheltering an estimated 45,000 farmworkers and household members. Jr 2000, there were only approximately 1,000 licensed employee housing developments with capacity for 23,000 fhrmworkers and household members. Assisted Housing/preservation of At Risk IjUlts California received fewer federal housing assistance dollars in 1999 thr each individual living below the federal poverty level than all but one of the ten largest states. While the federal government spent, on average, $286 on housing assistance for each impoverished person, Califoroia received only $171 per impoverished person.26 in 2000, 465,340 families were on waiting lists for public housing and rental subsidies in 20 local jurisdictions; only about 130,000 families now live in existing public housing or receive federal tenant -based subsidies in these same 20 jurisdictions. At the rate of two children in each family waiting for housing, almost a million children are on California's housing waiting lists.25 The shortage of subsidized housing and the potential loss of affordability restrictions on a substantial portion of the government- assisted rental housing stock estimated to house more than 375,000 persons is one of California's foremost housing problems. Over the 1990's, thousands of federally - assisted privately -owned rental housing developments have terminated affordability restrictions. Since 1996, California has lost more than 29,000 affordable units due to owners electing to opt -out of subsidy contracts and prepay loans.S6 The risk of owners converting units with subsidized rents for market -rate rents is greatest in the State's highest cost rental markets and is both immediate and continuing beyond 2010. In Califmala, the number of federally assisted units approximates 150,000.57 California's experience with market -rate conversion of the older- assisted stock suggests that unless new incentives are created to retain Section 8 assistance, 15 to 20 percent of owners of Section 8 inventory are likely to opt -out and terminate their relationship with HUD. Due to tight rental markets in many parts of California, the State has had a level of prepayment end conversion among older - assisted HUD properties that is triple the amount of any other State. 2' bM:(/ migration. uodoWs. edu /rmaftmLdatAousinplhousing.htrnl >7 Caltforata's liausrag Markets 1990 -199T, California Department of Housing & Community Development, January 1999, ar lbid -The Lang Wait, The C*kd ShorAW of Houstrig in Caltfonda, " K. W illiema, Corp. for Supportive Housing, June 2000. N California Housing Faftership Corpontdon, June 2003. " California Housing Pmt mrWdp Corporation, Juste 2003. tOMMUldoc 11/22/2005 16:09 19494760443 x 4) Z 0 "'w N m L a 0o -s N Y/ 3 4 t0 w .. a Y cq N 9 x 0 T N T M T coT ol IT PACE 06 R� r v m o V c M y� U a o+ C � N �o cc W U) C4 9 o O IL `� 55ol- I �- d:a - -05 SUGGESTED WORDING FROM COUNCILWOMAN DAIGLE REGARDING THE ISSUE OF THE 65 CNEL LINE IN THE AELUP. Suggested wording in underlined,... " conformance with 65db CNEL AELUP unless overridden by City Council." S5 A � i. a-a -Q 5 • Airport Land Use Commission 0 2 City Members 0 2 County Members 0 2 Aviation experts 0 1 Public Member • ALUC must adopt an Airport Land Use Compatibility Plan (ALUCP): • Providing for orderly growth of airport — 20 years planning horizon. • Covering all land within the Airport Influence Area. • That may include land use designations and development standards — such as height limits. • City must submit our general plan amendment to the ALUCP for a consistency determination. ALUC has determined current plan is non - conforming although we are not sure why. • If ALUC finds our amendment is inconsistent with the ALUCP the City Council can override by 213 vote IF make finding that amendment is consistent with purposes specified in Section 21670 PUC — that the amendment protects the public health, safety and welfare by ensuring orderly expansion, minimize public's exposure to excessive noise ad safety hazards and promoting goals and objectives of the California airport noise standards • Considerations • The 65 CNEL contour in the ALUCP was adopted in 1985 — and was based on the assumptions in EIR 232 relative to air carrier and general aviation fleet mix, level of operations and time of operation. • The existing 65 CNEL is smaller than the 1985 65 CNEL because aircraft are much quieter — even though more operations. o The Airport Director has indicated a strong preference that City becomes a conforming agency as part of any Sphere Opportunity Agreement. o. The bulge in the 1985 and existing 65 CNEL contour just north of Bristol is based on general aviation operations — operations that some believe act as deterrent to more air carrier operations. ATTACHMENT C Public Comments Received yov 114- Gt? E ?j ?Am lRe 2..,, PtMA* 2)7z-, #/.0/3. As aR overawe r ca3' oua a2 %� /ow sia i s vl d t ,A1 Aai/K C ojW d,41 aAdQ ORIP Grit. ei'ic %si �1�.)?t8 ilis�i��O�,/ �cfs �b >� Ct�1siG�� -Q, do 4��na' Is �onsiodotioc�.. / Con s l� A crocr�rnonfQ ti vri. � %yin � o (TvAt l a�84 S�otie 100 09 RECEIVED BY PLANNING DEPARTMENT CITY OF NEWPORT BEACH NOV 17 2005 PM 7 181911 0111112111213141516 m IS BANNING RANCH WORTH THE RISK? BEFORE ANY PERMITS ARE ISSUED TO DEVELOP BANNING RANCH; CITY AND COUNTY PLANNERS ARE OBLIGATED TO CONSIDER THE SAFETY OF THEIR CITIZENS AND POTENTIAL LAWSUITS TO THEIR OFFICE. NUMEROUS HAZARDS EXIST, BOTH NATURAL AND MAN MADE. SOME CONSIDERED IMPOSSIBLE TO MITIGATE AND OTHERS EXTREMELY EXPENSIVE TO DO SO. BANNINGS POLLUTED SOIL BEGAN IN 1903 WHEN WILD CAT DRILLERS DUMPED THEIR TOXIC CLEANING CHEMICALS INTO OPEN PITS. CENTURY OLD LOST OIL WELLS ARE LIKELY. IF EXISTING, THEY CONTINUE TO CONTAMINATE THE SOIL. OIL UPCROPS NO DOUBT HAVE LEFT OIL TAR POCKETS UNDERGROUND. OVER THE YEARS, OTHER MATERIAL NO DOUBT HAS ADDED IMPEDIMENTS. ALSO NOTE, OUR ASSIST. CITY MANAGER SUSPECTS OLD STORM DRAINS ARE LEAKING TOXIC SUBSTANCES. 2. POLLUTED AIRBORNE PARTICLES ARE CAUSING DEATHS IN ORANGE COUNTY. (SEE. O.C.REGISTER PAPM FRONT PAGE DATED 5/16/02) 3. METHANE GAS SEEP ODORS, STILL EXPERIENCED BY NEIGHBORS. PLANNERS SHOULD BE AWARE OF STATE REGULATIONS REGARDING SCHOOLS AND TRACTS BUILT OVER METHANE FIELDS. 4. BLUFFS UNSTABLE: (SETBACKS QUESTIONABLE ?) CALTRAN EXCAVATING ROADS DESTROYED NATURAL SUPPORT. LARGE "FILL" AREAS FOUND PROBABLY FROM WW II COASTAL GUNS REMOVAL... ALSO POSSIBLE FIL&[NS FOR OLD WELLS OR SUMP PITS. ONE BLUFF SOIL ANALYST.FOUND CONCENTRATION OF CHEMICALS, OLD FAULT LINES DISCOVERED, PLUS - COMPOSITION OF SOIL IS CONDUCIVE TO SLIDES. 5. BANNING RANCH IS A WEB OF OLD FAULTS. SOME WITH DISPLACEMENTS OF 2 -3 FEET WIDE. THESE MAY ACT AS CONDUITS FOR OIL OR GAS. AN EARTHQUAKE COULD RUPTURE THEM CAUSING IMPEDIMENTS TO SURFACE. 6. SUBSIDENCE AND LANDSLIDES WERE COSTLY TO NEWPORT AND COSTA MESA. 7. GEOLOGIST REPORT BANNING RANCH IS "TENSIONAL" THIS CONDITION COULD PLAGUE INHABITANCE FOR DECADES. 8. THE LA W REQUIRES ALL PARTY'S INVOLVED IN THE PURCHASE OF HOMES OR BUSINESSES BE SO NOTIFIED OF THE HAZARDS AND RISKS INVOLVED. THE WRITER HAS DOCUMENTATION OF THE ABOVErSAFELY STORED AND IS WILLING TO SHARE AND CONFER WITH MUNICIPAL PLANNERS UPON REQUEST. JAMES k; ORSTAD I I SUMMERWIND CT. NEWPORT BEACH, CA 92663 949- 548 -5931 C.C.: COASTAL COMMISSION COUNTY OF ORANGE Page 1 of 1 Ramirez, Gregg From: Teri [teri @trustintechnology.comj Sent: Wednesday, November 16, 2005 8:16 AM To: Ramirez, Gregg Subject: Progress Report. I just want to thank you for all the work in improving Newport Beach... I live in West Newport — Newport Shores and look forward to all the improvements.... Especially the shopping areas from Prospect to Orange Street... I would like to eliminate the Pine knott Motel.... clean up some old buildings that could be replaced with better businesses.... I am not able to make the meetings you have all set... but would like you to know you have my support in improvement... thank you very much... Teri Sowers Contm fer 7rustin °Technology LLC 9231 Irvine Btvd Irvine, Ca 92618 949 -305 -3011 949- 305 -3031 Pa; 949- 280 -3572 Ceff 11/23/2005 Page 1 of 1 Ramirez, Gregg From: Paul Kuhn [prkuhn @adelphia.net] Sent: Sunday, November 13, 2005 4:52 PM To: Ramirez, Gregg Subject: General Plan My suggestion is to allow an increase in building height in the medical office area bounded by Hospital Road, Placentia and Superior, This area now contains 3 medical office buildings and a bank. I believe that Hoag Hospital or other developers will want to increase office space in the area. Paul R. Kuhn, M.D. 11/23/2005 - - -- Original Message---- - From: R.S.Leith [mailto:rsl949 @sbcglobal.net] Sent: Wednesday, November 16, 2005 9:06 PM To: Ramirez, Gregg Cc: Greenlight; DailyP!lot Subject: "Step up to the Future" Thank you for the informative brochure - which arrived yesterday [a bit late relative to your meetings on November 12th or even the one tomorrow, November 17th]. I have so many questions that it is hard to summarize them here, but I'll try to give you an overview: A. The persistent plan to convert existing neighborhoods to "multi -use" reminds me of driving through the suburbs of Bangkok and Jakarta - boulevards were disreputable and neighborhoods tended to be slum like. 1. Certainly this could not result in decreased density. 2. What provisions are in the plan to upgrade our sewage system to accommodate the increase in residents? 3. What plans are included to insure off - street parking for these people? 4. What building code height restrictions will be placed on multi -use structures ?? B. Please justify the introduction: " -- growth to a small percentage of the City while making no change in land use intensity...." in light of the following statements in your report: 1. 4300 homes added to the airport area. 2. 600 homes and a new hotel in Fashion Island. 3. Add mixed -use buildings throughout Balboa Peninsula. 4. Mixed -use buildings added to Old Newport Blvd. 5. Mixed -use buildings with housing above retail, and multi - family residential buildings added along Mariners Mile. 5. The extension of Irvine Blvd [down the bluff] to PCH! 6. More office and multi - family residential added along Dover Drive. C. A "workshop in Spring of 2006" seems like a delay calculated to let the expensive EIR work be completed, and it will seem too late for public input to have impact. Very truly yours, Robert Leith