HomeMy WebLinkAbout82-25 - Local Coastal Program Land Use PlanRESOLUTION NO. 82 -25
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF NEWPORT BEACH ADOPTING THE LAND USE PLAN
AND DEVELOPMENT POLICIES OF THE LOCAL COASTAL
PROGRAM
WHEREAS,the Coastal Act of 1976 requires the City of
Newport Beach to prepare a Local Coastal Program; and
WHEREAS, said Local Coastal Program will set forth the
objectives, supporting policies and implementing ordinances which
will guide future development in the Coastal zone in the City of
Newport Beach; and
WHEREAS, the Land Use Plan and Development Policies has
been reviewed by the Local Coastal Planning Advisory Committee in
26 public meetings, the Planning Commission in nine public
hearings, the City Council in eight public hearings and the
California Coastal Commission; and
WHEREAS, the City of Newport Beach has prepared a Land
Use Plan and Development Policies (Exhibit "A ") that reflects the
concerns of members of the general public, the Local Coastal
Planning Advisory Committee, the Planning Commission, the
California Coastal Commission and further reflects the decisions
of the City Council of the City of Newport Beach on each of the
Land Use and Development Policies contained therein.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Newport Beach does hereby adopt the Land Use Plan and
Development Policies of the Newport Beach Local Coastal Program
which is attached to this resolution, marked Exhibit "A" and
incorporated herein by reference as though fully set forth
herein; and
•BE IT FURTHER RESOLVED that the City Council of the
City of Newport Beach hereby authorizes submittal of the Land Use
Plan and Development Policies of the Newport Beach Local Coastal
Program to the Executive Director of the California Coastal
Commission for review and certification; and
BE IT FURTHER RESOLVED that the City Council of the
City of Newport Beach hereby authorizes the City Manager of the
City of Newport Beach to amend the Work Program for Phrase III of
the Newport Beach Local Coastal Program consistent with Land Use
• Plan and Development Policies approved by this resolution; and
BE IT FURTHER RESOLVED that the City Manager of the
City of Newport Beach is hereby authorized and empowered to
execute, on behalf of the City of Newport Beach, all necessary
applications, contracts and agreements and amendments thereto, to
provide funding assistance for Phase III of the Newport Beach
Local Coastal Program.
ATTEST:
City'Clerk
022282
PR
•
ADOPTED this 22nd day of February, 1982.
Mayor Pr6 Tem
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DEVELOPMENT PCLICIFS
AND
LAND USE PLAN
CERTIFIED BY THE CALIFORNIA COASTAL COMMISSION
May 19, 1982
LOCAL COASTAL PROGRAM
CITY OF NEWPORT BEACH
3300 NEWPORT BOULEVARD
P.O. BOX 1768
NEWPORT BEAC11, CA 92663 -3884
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TABLE OF CONTENTS
INTRODUCTION 1
• The Canmxnity 1
Policy Analysis Summary 3
•
PUBLIC ACCESS AND CIRCULATION 7
Public Access
7
Public Property Leaseholds
9
Circulation
10
Policies
12
Existing Resources 17
Policies 20
a p iii m
Visitor - Serving Facilities 30
Coastal- Dependent Uses 34
LAND USE DESIGNATIONS 36
Residential 36
Commercial 37
Public, Semi - Public, and Institutional 39
Industrial 39
LAND USE PLAN 40
General 40
West Newport, BEECO 40
Mariners' Mile, Lido Village, Lido Isle 41
Lido Peninsula, Cannery Village, McFadden 41
Balboa Peninsula 42
Balboa Island, Beacon Bay, Bayside Drive 43
Corona del Mar 44
Newport Center, Bayview Landing 44
Upper Newport Bay and Adjacent Properties 45
Land Use Maps 48
APPENDICES (separate document)
This Plan constitutes the Land Use Plan portion of the Local Coastal Program
• of the City of Newport Beach. The Plan has been prepared in accordance with
the Coastal Act of 1976 and the City's Issue Identification and Work Program
approved by the California Coastal Commission on July 19, 1978.
The Plan consists of citywide policies and land use designations, detailed
area descriptions for key areas of the Coastal Zone, and land use maps for the
entire Coastal Zone. In addition, the report contains a brief history of the
community, a summary of the coastal policies, and descriptive material
designed to give the reader a clearer understanding of the community.
In order to fully understand the relationship between the Land Use Plan and
the community, it is necessary to understand the community and the historical
events which have shaped it. Newport Beach is first and foremost a coastal
community with a long history of coastal - related developments and activities.
The community has been dependent upon and sensitive to a wide range of coastal
resources for over 100 years. During this time, Newport Beach has evolved
through three primary cycles: a commercial shipping center, a vacation and
resort community, and a permanent residential and commercial city.
Newport Bay (then the Santa Ana River estuary) was visited by early settlers
in the late 1700s and early 1800s, but no settlements occurred until the
1870s. The initial effort to map the area was conducted by the U.S. Coast
Survey in 1860, but an accurate survey was not completed until 1875. The bay
was originally named Newport in 1870 when the steamer Vaquero first entered
the bay; at this time Newport Landing was established near the west end of the
Pacific Coast Highway bridge. The McFadden brothers acquired the landing in
1875 and for the next 15 years operated a thriving commercial trade and
shipping business.
When initial efforts failed in 1888 to interest the U.S. Army Corps of
Engineers in improving the harbor, the McFadden built a large ocean pier near
McFadden Square. Soon afterward, they moved their entire business to the
wharf. The Santa Ana Newport Railroad was completed in 1891. For the next
eight years, the McFadden Wharf area was a booming commercial and shipping
center.
However, in 1899, the City of Los Angeles finally "won" the funding battle,
and the Federal Government allocated funds for major improvements to a new
harbor at San Pedro. This, coupled with the sale of the McFadden Wharf to the
Southern Pacific Railroad, also in 1899, signaled the end of Newport Bay as a
commercial shipping center.
The turn of the century marked the beginning of Newport Bay's development as a
vacation and resort comminity. Between 1903 and 1907, West Newport, Balboa,
Balboa Island, and Corona del Mar were subdivided. The small lots and street
systems created at that time have persisted through the years and still exist
today. In 1906, the City of Newport Beach, consisting of West Newport and
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Balboa Peninsula, was incorporated. The same year, the Pacific Electric
Railroad, connecting to Los Angeles, was extended to Balboa, and the famous
Balboa Pavilion was established.
Throughout the first half of this century, the City continued to grow as a
beach town. Most of the beach cottages and homes being constructed were
second hones used for vacations. The City expanded geographically as well.
Balboa Island was annexed in 1916 and Corona del Mar in 1923. In the 1930s
major harbor improvements were finally caTleted through a combination of
private, City, County, and Federal funding.
By 1950, the City had a permanent population of 12,120 and was beginning to
emerge as a permanent residential community. By the mid- 1960s, as major
employment, conmtercial, and educational centers opened in Orange County, the
population grew to 38,350. It was apparent that Newport Beach would be
subjected to increased residential and omnercial development pressure and
would continue to be a highly desirable vacation and visitor center.
Therefore, the City initiated a major and.
guide future development and to preserve .i
community. The Newport Tomorrow Committee,
initiated to look into all aspects of the
goals. This program was ccupleted in 1966
revisions to the City's General Plan.
comprehensive planning program to
he many enjoyable features of the
composed of over 100 citizens, was
community and establish community
and served as the basis for major
In 1971 the City adopted a policy plan, and by 1973 had completed and adopted
a comprehensive new General Plan including a Land Use Element, Residential
Growth Element, Recreation and Open Space Element, Conservation of Natural
Resources Element, Circulation Element, and Public Safety Element.
Simultaneous with the extensive General Plan program, the City initiated a
series of special studies. In 1970, the Lower Newport Bay Civic District
study began to analyze development around the lower bay. This study resulted
in the adoption in 1972 of the Shoreline Height Limitation Ordinance which
established new height and bulk restrictions around the bay. A key element of
this ordinance was the reduction of height limits along Pacific Coast Highway
and other crcial areas from 85 to 26 feet.
The shoreline height limitation study was followed in 1973 by the Residential
Development Standards study which resulted in creation of the R -1.5 District
for Balboa Island and special development standards for all other residential
developments surrounding the bay. The R -1.5 District was later used by the
Coastal Commission as the basis of development requirements for single- family
and duplex developments throughout Southern California.
In 1974, the City began to implement the General Plan by preparing Specific
Plans for Newport Shores and Mariners' Mile. In addition, studies were
started on Cannery Village, McFadden Square, and Balboa. In 1977, the Local
Coastal Program was begun. A traffic phasing ordinance requiring roadway
improvements to be in place prior to development was adopted in 1978.
Additional studies and major revisions to the General Plan were conducted in
1978 and 1979. These revisions reduced development densities on all major
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undeveloped parcels within the Coastal Zone: and provided for density transfers
on key parcels.
POLICY ANALYSIS SUMMARY
• Overview. The City of Newport Beach provides a wide range of recreation,
visitor - serving, and coastal- dependent facilities, programs, and uses. In
addition, extensive public access is available through streets, street ends,
trails, and walkways throughout the Coastal Zone. Sensitive habitat areas
have been identified and the Upper Newport Bay Ecological Reserve has been
established.
The City, as a whole, is highly consistent with the requirements of the
California Coastal Act. The following analysis of individual coastal policies
demonstrates the degree to which existing development and development
regulations are consistent and haw the proposed Land Use Plan will further
enhance the unique coastal resources within Newport Beach.
Shoreline Access.
Policies. Sections 30210 -30212 require that public access and
recreational opportunities be provided for all the people of the state, that
development not interfere with the public's right of access, and that new
development provide public access to the shoreline.
Analysis. The City of Newport Beach provides an unlimited variety of
public access and recreational opportunities. Hundreds of thousands of
visitors annually enjoy the beaches and waters of Newport Bay and the ocean.
Many of these visitors also visit the wide range of visitor - serving commercial
activities.
The City has historically been vitally concerned with the quality of the
community and has constantly adopted policies and ordinances which have
protected the public's right of access. This is reflected in the extensive
system of street ends, public walkways, view points, public beaches,
commtercial visitor - serving facilities, and public parking. It is also
reflected in the more than one million dollars the City spends annually to
provide lifeguard service, police service, street cleaning, trash pickup,
beach cleaning, and other direct services to visitors.
Because of the range of opportunities and facilities, the City is one of the
most desirable visitor centers on the entire coast. Due to this desirability,
roadways, parking areas, and beaches are often crowded during summier months.
The City is constantly striving to improve circulation and parking facilities,
and the Land Use Plan contains several existing and new policies and programs
addressing this issue.
Recreation and Visitor - Serving Facilities.
Policies. Sections 30212.5, 30213 (part), 30220 - 30223, and 30250(c)
require the provision of public and law -cost recreation and visitor - serving
facilities by requiring that suitable land be reserved for such uses and that
such uses be given priority over other uses.
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Analysis. The City provides extensive recreation and visitor- serving
facilities. As discussed above and described in detail in subsequent sections
of this report, the community provides a full range of natural, public, and
private facilities serving all economic groups within the State.
• The Land Use Plan contains policies and land use designations designed to
maintain and expand the extraordinary mixture of facilities which have evolved
over the years. These will further enhance the desirability of Newport Beach
as a coastal community.
Water and Marine Resources.
Policies. Sections 30230, 30231, and 30236 require the preservation,
enhancement, and restoration of water and marine resources, including coastal
waters, streams, and wetlands.
Analysis. Newport Bay and the Pacific Ocean are integral and vital
parts of Newport Beach. Protection of the water resources within the
conminity is a top priority. Policies contained in the LCP call for the
continued protection of these resources and require intergovernmental
cooperation to restore and enhance the Upper Newport Bay Ecological Reserve. .
Diking, Dredging, Filling, and Shoreline Structures.'
Policies. Sections 30233 and 30235 establish conditions under which
diking, dredging, filling, and the construction of shoreline structures may
occur.
Analysis. Several different goverrnrent agencies have authority over
dredging and construction in Newport Harbor. These include the City, County,
Any Corps of Engineers, Environmental Protection Agency, Water Resources
Board, and Coastal Commission. The City of Newport Beach has adopted policies
for issuing harbor permits for dredging and construction.
A major function of the City's Marine Department is to administer those
regulations and assist in providing intergovernmental coordination. The Local
Coastal Plan contains policies to ensure continued careful control of such
projects.
Commercial Fishing and Recreational Boating.
Policies. Sections 30224, 30234, and 30255 encourage increased
recreational boating, require the preservation of boating facilities, and give
precedence to coastal - dependent development.
Analysis. Newport Bay is the largest small boat harbor in the United
States. Boating facilities, including marinas, docks, slips, moorings, fuel
docks, repair and maintenance facilities, and supply businesses, are located
throughout the harbor. These are owned and operated by the County of Orange,
the City of Newport Beach, and private individuals. The Land Use Plan
provides for continued operation of extensive boating and support facilities.
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Environmentally Sensitive Habitat Areas.
Policies. Section 30240 provides for the protection of environmentally
sensitive habitat areas by restricting uses within or adjacent to such areas.
• Analysis. The primary habitat areas in Newport Beach are in or related
to the waters of the bay and ocean. The most significant such area is the
Upper Newport Bay Ecological Reserve. The City and the State Department of
Fish and Game will cooperate in preparing a long -term Master Plan for the
protection, preservation, and enhancement of this invaluable resource.
The Corona del Mar Marine Life Refuge is the second significant area which has
been designated as a sensitive habitat area. In addition, all of the waters
of the lower bay and ocean are considered to be significant. As noted under
"Water and Marine Resources" above, the City is committed to preserving the
productive value of these areas.
Several potential upland habitat areas have also been identified. These will
be evaluated on a case -by -case basis as individual projects are reviewed.
Hazard Areas.
Policies. Sections 30253(1) and (2) require new development to minimize
risks in areas of high geologic, flood, and fire hazard and to prevent damage
to bluffs and cliffs.
Analysis. The City is actively concerned with the safety of the
community and is continually updating its building codes, fire codes, and
zoning regulations. The City recently adopted a bluff setback ordinance, and
the Land Use Plan contains specific policies on bluff setbacks.
Locating and Planning New Development.
Policies. Sections 30244, 30250(a), 30252, and 30253(3) and (4) provide
criteria for the location of new development. Generally, new development
should be concentrated in areas of existing development,. preserve public
access, provide adequate support facilities including provisions for
recreation facilities, and preserve archaeological and paleontological
resources.
Analysis. The City has adopted a comprehensive General Plan and has
extensive site plan review requirements. In addition, the City has a thorough
environmental review process. New developments are carefully reviewed to
ensure that they are properly located, and that public and /or private services
and facilities are provided. The City has extensive policy requirements for
the preservation of archaeological and paleontological resources.
Coastal Visual Resources and Special Communities.
Policies. Sections 30251 and 30253(5) require the protection of scenic
and visual qualities of coastal areas and the preservation of special
communities.
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Analysis. The scenic and visual resources of Newport Beach are
spectacular. The City has historically been sensitive to the need to preserve
these resources. Bay views and vistas were crucial considerations in the
formulation of the Shoreline Height Limitation Ordinance in 1971 and have been
• the subject of extensive community debatte for years. The LCP contains a
complete listing of primary view areas.
The special communities of Newport Beach include the residential and
commercial neighborhoods which surround the lower bay. The Land Use Plan
describes many of these in the area descriptions and contains policies
designed to preserve the special character of these areas.
Public Works.
Policies. Section 30254 limits the construction or expansion of public
works facilities to the capacity required to provide service to only those
uses permitted by the Coastal Act.
Analysis. The City's infrastructure is essentially developed and
coiplete, except for certain Master Plan streets, water lines, and sewer
facilities. Most ongoing public works projects provide for the maintenance or
replacement of older facilities. Where new facilities are required, they will
be sized to acccmmdate planned development.
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PUBLIC ACCESS AND CIRCULATION
PUBLIC ACCESS
• Existing Conditions. The City of Newport Beach has traditionally been a
tourist destination. The wide and attractive beach, as well as the
recreational opportunities offered by the key, has always resulted in a great
influx of visitors, particularly during the summer months. The style of the
subdivisions which occurred during the early days of Newport Beach included a
design of street -end access to both the beach and bay.
Access to the main beach in the City (from the Santa Ana River mouth to the
West Jetty of the harbor entrance) is .achieved via approximately 90 street
ends which occur every 200 -500 feet. There is also an oceanfront boardwalk
which runs for approximately three miles along the beach. Corona del Mar
State Beach provides access to those keotch areas easterly of the harbor
entrance, and an improved walkway at Poppy Street gives access to the Newport
Beach Marine Life Refuge and Little Corona Beach.
Access to lower Newport Bay is also achieved by street ends; there are
approximately 36 street -end access points on the Balboa Peninsula, 6 access
easements on Lido Isle, 35 street- end points on Balboa Island, and 12
scattered access points in other parts of the harbor. Most street ends
provide a small bay beach. There are larger bay beaches at 18th Street, 10th
Street, N Street, and corpletely around Balboa Island. Additionally, there
are 46 street ends at which small boats may be launched in lower Newport Bay.
There is a bayfront boardwalk which totally surrounds Balboa Island and
another which runs from the Balboa Pavilion to the Newport Harbor Yacht Club
on the Balboa Peninsula. In cc mmrcial areas, access is provided by many
commercial marinas and docking areas as well as by restaurants and yacht clubs
which provide for other types of waterfront. usage.
Newport Harbor functions as an access point to boaters from outside the area.
The harbor is greatly utilized by boating enthusiasts both as a place to stop
in transit to other locations and as a destination point.
Access is more restricted in the upper Newport Bay area. Access is achieved
via Back Bay Drive, which runs at the base of the bluff along the easterly
side of the bay, and also at the Newport Dunes Aquatic Park. Due to the
highly sensitive nature of the ecological reserve area, access should continue
to be controlled.
Policies. In order to preserve and enhance the extensive public access
which currently exists within Newport Beach, the following policies are
adopted:
1. The City shall continue to maintain and operate all existing bay
and ocean beaches.
2. The City shall maintain all existing public street ends and
walkways.
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3. All existing vista points on public property shall be protected
and maintained.
4. Public access in coastal areas shall be maximized consistent with
• the protection of natural resources, public safety, and private
property rights.
Lateral access shall be provided is new development by means of
dedication of easements for public access along the beach and bay
shoreline except where adequate access already exists or where the
provision of access is inconsistent with public safety or the
protection of fragile coastal resources. This provision shall be
required except in the following cases: repair and maintenance
activities or replacement of structures destroyed by natural
disaster. In addition, improvements to any structure or
demolition and reconstruction of single- family residences would be
exempt from lateral access easeneants requirements unless floor
areas, height and bulk is increased by more than 10% or such
improvements interfere with currently existing public views, block
a public accessway, or cause further encroachment of the structure
seaward or toward the edge of the bluff (PRC 30212) .
Specifically, easements would be required: (1) Seaward of the toe
of existing bluffs, or vegetation lines where new development is
proposed on existing developed or undeveloped lots, and (2)
Seaward of proposed new seawalls or other shoreline protective
devices (consistent with Administrative Regulations Section 13242,
California Coastal Commission Regulations, Title 14, California
Administrative Code regarding repair and maintenance of seawalls).
6. Vertical access from the nearest public roadway to the shoreline
shall be provided in new development by means of dedication of
easements except where adequate access exists nearby or where
provision of access is inconsistent with public safety or the
protection of fragile coastal resources. Protection of fragile
coastal resources means that said resources shall not be degraded
either from the development of acoessways themselves or from
increased use of specific shoreline areas. Criteria. used to
evaluate the need for additional accessways and the adequacy of
existing accessways include consideration of locations for
accessways in areas which would be most heavily used in light of
their proximity to major concentrations of users, while
considering the need to provide accessways at frequent intervals
to avoid overuse at individual locations. Of equal importance is
the need to avoid impacts to fragile coastal resources (bluffs,
tidepools, etc.) and to utilize areas where support facilities can
accommodate the accessway (available parking). Also, criteria
include consideration of sites where the least amount of
improvement would be required to make the access point useable,
and accessways to remote sites (pocket beaches) where alternative
access along the shoreline would not be available.
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7. Policies 4, S, and 6 shall be implemented in such a way that it
takes into account the need to regulate the time, place, and
manner of public access, depending upon such circumstances as:
•
a)
The
capacity of the site to sustain use and at what intensity.
b)
The
fragile resources of the area.
c)
The
proximity to adjacent residential uses.
d)
The
security of the upland and adjacent water uses.
e)
The
need to provide for the collection of litter.
Policies 4, S and 6 do not pertain to established, existing
residential subdivisions where no sandy beach exists.
S. The City shall maintain a comprehensive signing program of City
coastal resources, including accessways, bicycle routes, public
beaches, and vista points.
9. Development shall not interfere with prescriptive rights.
Within the City of Newport Beach, there are many publicly held lands. Some of
these parcels are held in fee by the City, some are held by the City as a
tidelands trust. Over the years most of these areas have been leased and uses
established on the properties. While :it is not reasonable to expect
long - established uses to be eliminated, the following leasehold policies are
established to guide the leasing and re- leasing of public properties:.
1. In the leasing or re- leasing of publicly owned land, full
consideration shall be given to the, public's right of access to
the ocean, beach, and bay and to the provision of
coastal- dependent uses adjacent to the water.
2. At the time the leases are negotiated or renewed, careful
consideration shall be given to the consistency of the proposed
use with the public interest. If a positive determination is
made, the property shall be leased at fair market value, unless it
is clearly in the public interest to do other wise.
3. All new leases and lease renewals of publicly owned land shall be
considered by the City Council at a public hearing.
4. When tidelands leases are renegotiated, they shall be at full
market value and the monies shall be segregated in a separate fund
and shall be used for maintenance and related visitor - generated
services and acquisition of coastal properties to provide uses
consistent with the Coastal Act, such as small boat launching
facilities, acquisition of environmentally sensitive habitat
areas, and other uses which may be consistent with the tidelands
trust provisions.
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5. Public access shall be required when the City issues new leases of
public land, or renews existing leases. This requirement shall be
understood to apply to beaches leased to the Lido Isle
Association, as well as to all other public leaseholds in the
• City's Coastal Zone. Public access shall be required only where
it would not jeopardize public health and safety.
Existing Conditions. Transportation service to, from, and within the City
of Newport Beach consists of roadways which support public and private
vehicular transportation, bicycle routes and trails, pedestrian sidewalks, and
boating within the bay, including ferry service.
Roadways. The existing roadway network within the City of Newport Beach
not only provides access to, from, and through the area, but also provides a
primary internal circulation system within the City. The main routes which
give access to and from the City are Newport Boulevard, Pacific Coast Highway,
Jamboree Road, MacArthur Boulevard, Irvine Avenue, and Superior Avenue.
In the City of Newport Beach, two types of peak /non -peak traffic conditions
exist. The first is the relationship between summer peak days and
winter /spring average conditions. The second is the peak hour of travel
during the day.
Certain areas of the City experience a great difference in traffic volumes
between stunmer days and winter days. The areas which generally experience the
seamier "visitor" traffic are Corona del Max-, Balboa Island, Balboa Peninsula,
and West Newport.
There is also a difference in the peak -hour traffic for weekdays between
winter and summer. A comparison of peak -hour traffic. shows that it is most
heavily affected on routes serving Balboa Peninsula during the summer.
Usually, daily peak -hour traffic occurs between 5:.00 p.m. and 6:00 'p.m. At
several locations during the summer, primarily in the Balboa Peninsula area,
the peak hair occurs at midday, either between noon and 1:00 p.m. or between
1:00 p.m. and 2:00 p.m.
Parking. Eight months out of the year, parking is not a major issue in
the Newport Beach Coastal Zone. Observatiotis indicate that the current supply
is more than adequate in the winter for both residents and visitors. During
the summer the demand for parking increases. on peak weekends during the
summer, parking demand is highest in the beach areas.
It is currently City policy to provide the greatest number of on- street
parking spaces possible. Curb cuts are restricted and alley access for
garages is required for all new buildings where alley access exists.
Public Transit. Public transportation services in the City of Newport
Beach are provided by the Orange County Transit District (OCTD) and consist of
regular fixed -route service; additional service is provided to the University
of California, Irvine between September and June. Twelve bus routes provide
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transit service to and from the City; bus service is provided along these
routes at least hourly, with some routes providing service at 15 to 30 minute
intervals.
• Demand for bus service from the inland areas to Newport Beach is intensified
during the summer peak months. The primary destination of riders is the
Newport Pier area. Due to this heavy demand, OCPD adds buses to those routes
most in demand to offset the increased load.
Other Public Transportation. In addition to the private automobile and
public transit provided by OCTD, other privately owned transportation services
are provided and serve the Newport Beach coastal area. Taxi service in the
city is provided by Yellow Cab of Newport Beach and Costa Mesa. A shuttle is
provided by the Newporter Inn and Marriott Hotel between their facilities and
John Wayne /Orange County Airport. Also, the Balboa Island and Peninsula Ferry
provides access and circulation as well as serving as a tourist attraction.
Non - vehicular Access and Circulation_. In addition to access to the
coastal area itself by major access routes, there are also non - vehicular means
of traveling to and within the coastal area. These include pedestrian
walkways, bikeways, and waterways within the City of Newport Beach.
Pedestrian access is provided along the entire shoreline by many street -end
access points, as discussed in the "Public Access" section. Additionally,
there are concrete walkways referred to as boardwalks on a portion of the
oceanfront and bayfronts on both the Balboa Peninsula and Balboa Island.
The Newport Beach General Plan for bicycle trails shows an extensive access
and circulation system in most parts of the City. Bicycle paths provide a
viable alternative to the automobile. Access to the Coastal Zone is provided
by the Santa Ana River Trail and by Irvine and Superior Avenues. Circulation
within the Coastal Zone is provided by a series of designated bicycle paths as
well as by City streets. The Back Bay area can be reached by trails along
Irvine Avenue, 16th Street, Cliff Drive, Coast Highway, and Jamboree Road.
Back Bay Drive is a popular cycling route with unique vistas of the area's
natural resources. Corona del Mar has few designated trails, but there are
many pleasant residential streets on which to ride. Balboa Island and the
Balboa Peninsula are both popular cycling areas among visitors and residents
alike.
As the largest small craft harbor in the United States, Newport Harbor is used
extensively as an access point and circulation system within the Newport Beach
coastal area. The facilities in and adjacent to the harbor are used by
thousands of visitors each year. The harbor contains 1,160 residential piers,
2,220 commercial slips and side ties, and 1,050 bay moorings. The harbor has
eight marinas, four gas docks /service stations, and several shipyards. There
is a privately owned launching facility available for use by the general
public in the Back Bay at Newport Dunes. The public beach at 18th Street on
the Peninsula is used to launch small sailboats.
Conclusion. While each component of the Newport Beach circulation system
can be evaluated separately, it is important to note that all work together to
provide a comprehensive system. A visitor or resident can travel within the
City with or without an automobile to most points with relative ease. Travel
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between West Newport, Balboa Peninsula, Balboa Island, and
made easier by the bicycle trail system and the Balboa
number of services and attractions can be reached by boat
The system functions well for resident and visitor alike.
• POLICIES.
Corona del Mar is
Ferry Service. A
within the harbor.
In order to preserve and enhance the existing circulation sytem, the following
policies are adopted:
1. The Local Coastal Program Circulation System Plan is the same as
the City of Newport Beach Master Plan of Streets and Highways with
the exception that the extension of University Drive between
Irvine Avenue and MacArthur Boulevard is not included.
2. The City shall require a ride - sharing /carpooling plan as a
condition required prior to permit issuance for all new,
non - coastally related developments of 10,000 sq.ft. in the Coastal
Zone. Such plans will be required to offer employee incentives,
and employer financial support, for ride - sharing and carpooling.
The implementation portion of the LCP shall specify adequate
standards for such plans, to ensure that they result in adequate
mitigation of project - generated traffic impacts. Such standards
will be developed in consultation with the OCTD.
3. The City shall insure implementation of a bikeway system to
encourage cycling as an alternate mode of transportation in
accordance with the City's Master Plan of Bikeways. The City's
Master Plan of Bikeways shall be implemented concurrently with
highway and street improvements, consistent with the City's
financial ability to do so and the availability of other funding
sources. Bikeway improvements may be required as part of
development approvals. The City will also work with surrounding
agencies for development of connecting bikeways.
4. The City of Newport Beach shall work with the Orange County
Transit District to provide the best and most efficient public
transit in the City. The City shall-request that OCTD institute
suer er bus serving the entire Balboa Peninsula and cooperate in
publicizing the service and encouraging its success.
• 12
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14
5. The City shall develop a municipal transit plan for transportation
within City boundaries. Specific areas to be considered include
utilization of existing remote parking (of offices and
businesses) on the weekends with tram service into the beach and
• bay areas, as well as a place -to -place shuttle system.
The specific areas to be serviced are as follows:
a) Corona del Mar State Beach and the surrounding area
from the existing terminal at the Bank of Newport or
any other feasible area;
b) .transportation service between Newport Center and the
shopping center on the Peninsula /Lido Village /McFadden
Square; and
c) a shuttle along Balboa Peninsula.
The City will evaluate and identify means for financing such a
system, including an assessment district, in -lieu fees, and other
means, selecting and articulating means for financing the system
in the LCP implementation component.
Development of a municipal master plan and implementation of said
plan is dependent upon the City's financial ability to do so.
6. In conjunction with the establishment of a conprehensive transit
system in the City of Newport Beach, the Balboa Peninsula area
shall be studied as a means of easing traffic congestion and
improving circulation. Implementation of this possibility shall
give due consideration to the Balboa Peninsula business areas.
7. All development shall provide adequate offstreet parking to meet
the requirements of the Newport Beach Zoning Code.
8. The City shall locate and develop new public parking.
Implementation is dependent upon the City's financial ability to
do so.
9. The in -lieu parking fees currently required by the City shall
henceforth be deposited into a specifically identified public
parking fund, and not the City's general fund.
10. The City may continue the trial 'program limiting parking .on
Newport Island with the stipulation that the program shall be
evaluated to ensure that there is no net adverse impact on public
access. Additionally, the ordinance adopting the program shall be
amended to allow the owners of shore- moorings on Newport Island to
purchase resident parking permits. Public beach - serving parking
shall not be prohibited elsewhere in the City without an
evaluation ensuring no net adverse impact on public access.
11. The City shall require new commercial development in the Coastal
Zone to make parking provided by the project available to the
• 15
public when hours of operation of the proposed uses allow such
joint usage, and when the project: is in proximity to coastal
resources. Imposition of a reasonable parking fee may be
permitted. When new commercial developments are not in proximity
• to coastal resources, but are within the City limits, this
requirement may be applied where adequate transit exists to
coastal resources within the City.
12. if a system of remote parking and public transit is established
within the City of Newport Beach, an extensive publicity program
will be developed to promote the system.
13. As part of the overall implementation of a citywide parking plan,
a pool parking management program shall be developed to insure
effective utilization of all parking resources.
• 16
ENVIRONMENTALLY SENSITIVE HABITAT AREAS
AND UNIQUE COASTAL RESOURCES
• EXISTING RESOURCES
The City of Newport Beach contains many areas which are environmentally
sensitive in nature. These are, for the most part, water - associated habitats
such as marine intertidal, riparian, or marsh areas. Environmentally
sensitive habitat areas are discussed on the following pages and include all
or portions of the following:
1. Santa Ana River Mouth /Seminiuk Slough
2. North Star Beach
3. Westbay
4. Upper Newport Bay Ecological Reserve
5. San Diego Creek
6. Eastbluff Remnant
7. Mouth of Big Canyon
8. Newporter North
9. Buck Gully
10. Morning Canyon
11. Corona del Mar Marine Life Refuge
12. Castaways
Santa Ana River Mouth /Seminiuk Slough. Much of this area is located in
Orange County, and only portions of the area within the City of Newport.Beach
are addressed in this document. Essential habitat for the California Least
Tern and Belding's Savannah Sparrow exists in the river mouth area. However,
most essential habitat is located in the County and will be included in its
LCP.
The primary resource
within the
City's
LCP area is Seminiuk Slough. The
slough is a relic channel formed
by the
wanderings of the Santa Ana River
prior to .channelization of the river in
the 1920s. Water flows into the
channel from Banning
Channel, a
drain
from the oil field, and general
terrestrial runoff.
The slough
is subject to tidal action, although no
boating passage exists
from the slough to
the ocean or bay.
North Star Beach. This area is bordered by Polaris and Galaxy Drives above
the bluffs and North Star Lane and bay frontage at the lower elevations.
There is a small freshwater stream with its source a drain pipe at the cliff
base. This supports a small riparian area, including some volunteer arroyo
willows.
Westbay. The 71 -acre site is generally bounded by University Drive, the
State Ecological Reserve, and homes fronting Santiago Drive and Irvine Avenue.
Uplands on the Westbay site consist largely of open fields and gently
contoured hills covered by a mixture of native and introduced grasses and
forbs. The site is periodically disked to reduce fire hazard.
Resources on the site include a wetland area which originates opposite 23rd
Street and follows an oblique swale to the bay. Riparian vegetation located
in the upper reaches of the swale intergrades with other species to form a
• 17
freshwater marsh. other lowlands and s%Tales on the Westbay site do not
contain wetland vegetation communities, but could potentially support such
vegetation if properly managed.
• At the northeastern edge of the Westbay site, the Delhi Channel flows into the
bay. The channel is a known feeding area. for the California Least Tern and
supports a large population of California Killifish on which the Least Tern
feeds. It may be considered a biological extension of upper Newport Bay.
The blufflands which separate the upland areas of the site from the marine
zone support a mixture of native and introduced shrubs which, in some areas,
form a fairly well - developed coastal sage scrub conamity. Besides
constituting a habitat area in their own right, these areas form a buffer area
for the fragile marine areas below the bluffs.
State Ecological Reserve. This 741 -acre site generally includes all of the
upper Newport Bay north of "Coney Island" and west of Jamboree Boulevard..
The Reserve has been identified by the State Coastal Commission, State
Department of Fish and Game, U.S. Fish and Wildlife Service, and Southern
California Association of Governments as a unique and valuable State resource.
The. upper bay is an integral part of the Pacific Flyway, and the saltwater
marsh, bay waters, and uplands of upper Newport Bay provide habitat for 158
species of birds, of which 81 species are wading or water - associated birds.
Rare or endangered birds utilizing the Reserve include the California Black
Rail, which nests in pickleweed, sedges, saltgrass, and bulrush; Belding's
Savannah Sparrow, which nests in pickleweed; Light- Footed Clapper Rail, which
nests in pickleweed and cordgrass; California Least Tern, which lays its eggs
in the sand; and California Brawn Pelican, which occasionally visits the upper
bay for purposes of resting and feeding. Also present in the Reserve are 18
species on the Audubon Blue List, a list of birds not considered rare or
endangered, but which are showing evidence of non - cyclic population declines
or range contractions. Over 60 species of fish and over 1,000 species of
marine invertebrates have been reported in the bay.
Substantial sediment deposition has occurred over the last decade in upper
Newport Bay. Sources of sediment include channel bed and bank cutting,
agricultural field erosion, landslides, and construction projects. The
occurrence of three extremely wet winters (1969, 1978, and 1980) has resulted
in the recent major transport of sediment to the bay. The extensive
sedimentation that has occurred has adversely affected the Upper Newport Bay
State Ecological Reserve due to loss of tidal prism. In addition, suspended
sediments can lead to a reduction of photosynthetic activity and can interfere
with filter feeding mechanisms of marine lifeforms. In conjunction with the
City of Irvine, the County of orange, and the Southern California Association
of Governments, the City of Newport Beach is currently involved in 208
planning studies to determine a solution to this problem.
San Diego Creek. This 59 -acre lowland area, located between Jamboree Road and
MacArthur Boulevard, is an alluvial floodplain which was used as irrigated
farmland until the severe flooding of 1969. There is riparian habitat on both
sides of the San Diego Creek which supports associated birds and wildlife.
18
Eastbluff Remnant. This 8.8 -acre site is located immediately adjacent to the
Stag Ecological Reserve boundary. The site consists of steep bluffs and an
upland plateau with high -quality riparian vegetation and open grassland areas
undergoing the process of succession to southern coastal sage scrub
• vegetation. The sage scrub vegetation dominates the bluffs.
Mouth of Big Canyon. This ±58 -acre canyon area is located between the State
Ecological Reserve, Jamboree Road, East Bluff, and Park Newport. The
outstanding feature of the mouth of Big Canyon is a lush riparian growth which
dominates much of the canyon bottom. The! sides of the canyon are covered
largely by southern coastal sage scrub vegetation with sane disturbed
grasslands.
A large spoil deposition site is located at the mouth of the canyon. This
area is subject to ponding on at least at seasonal basis and the dominant
species in the area is Salicornia. The Light - Footed Clapper Rail (an
endangered species) is known to utilize Big Canyon.
Newporter North. This 88 -acre site is bounded by San Joaquin Hills Road,
Jamboree Road, the John Wayne Tennis Club, Newporter Inn, and Back Bay Drive.
The major portion of the site consists of a fairly flat mesa top which is
subject to periodic disking to reduce the fire potential of the weedy growth
covering match of the area. Crossing this uplands area are two open ditches
that convey surface runoff from the Irvine Coast. Country Club golf course to a
pipe which carries the water to upper Newport Bay. These ditches support a
thick growth of cattails and willows.
The steep slopes below the mesa top support a well - developed growth of
southern coastal sage scrub vegetation. The bluffs help form a buffer for
more sensitive areas in the Ecological Reserve.
The most sensitive area of the site is the small canyon known as John Wayne
Gulch. Riparian vegetation intergrading with freshwater marsh exists in the
canyon. The area is utilized by the endangered Light- Footed Clapper Rail for
feeding and nesting.
Buck Gully. Located north and south of Pacific Coast Highway in Corona del
Mar between the homes on Hazel Drive and Shorecliffs and Corona Highlands, the
base of Buck Gully contains a small stream and dense.riparian vegetation.
Between Pacific Coast Highway and the beach, the sides of Buck Gully are
covered in a mixture of native coastal sage scrub vegetation and introduced
horticultural species. Introduced species dominate the upper portions of the
slopes near the homes at the top of the slopes. This section of Buck Gully
provides a good -quality habitat capable of supporting a variety of wildlife.
Between Pacific Coast Highway and Fifth Avenue, vegetative cover in Buck Gully
is not as thick and does not extend as far up the canyon. Farther up the
canyon, beyond Fifth Avenue, the canyon slopes are covered largely by
disturbed grasslands, with patches of sage scrub vegetation. Buck Gully
provides habitat for a variety of faunal species and a wildlife corridor to
the undeveloped Irvine coastal area. The lower part of the canyon acts as a
buffer for the Marine Life Refuge.
• 19
Morning Canyon. Located north and south of Pacific Coast Highway, between
Shorecliffs and Corona Highlands, and Cameo Shores and Cameo Highlands in
Corona del Mar, Morning Canyon is similar in character and function to Buck
Gully. . Like Buck Gully, morning Canyon contains riparian vegetation at its
• base, sage scrub vegetation on the lower slopes, and a, mixture of native and
horticultural species on the upper slopes. A mixture of introduced grasses
and forbs also exists in spots at the base of the canyon. vegetation in
Morning Canyon is most lush in the area below Pacific Coast Highway, and
progressively less well - developed farther ul? the canyon. Besides providing a
high - quality wildlife habitat, Morning Canyon acts as a buffer for the Marine
Life Refuge and provides a wildlife corridor to the Irvine coastal area.
Marine Life Refuge. In Corona del Mar, extending from "Little Corona Beach"
to the east City boundary, the Newport Beach Marine Life Refuge consists
largely of rocky marine intertidal habitat. The area contains exposed reefs
with shallow tide pools and surge channels. The rocky area extends a few feet
below the lowest tides to where a thick layer of sand has been deposited.
vegetation and wildlife in the upper intertidal areas are much less abundant
than in lower intertidal areas. This is a function of both natural processes
and the higher degree of human activity in the upper intertidal area. Access
to the tide pools is controlled by rangers Toyed by the City of Newport
Beach.
Castaways. The 65 -acre site is generally bounded by Westcliff Drive, upper
Newport Bay, Pacific Coast Highway, and Irvine Avenue. By and large, the
Castaways site could be characterized as highly disturbed and of relatively
low sensitivity. The primary exception to this is the steep coastal bluffs
leading down to the sensitive habitat of upper Newport Bay.
POLICIES
In order to preserve and protect sensitive coastal resources within Newport
Beach, the following policies are adopted.
A. Environmentally Sensitive Areas
1. Environmentally sensitive areas within these sites shall be preserved.
The following types of habitats shaill be considered environmentally
sensitive:
a. Areas supporting species which are rare, endangered, of limited
distribution, or otherwise sensitive
b. Natural riparian
c. Freshwater marshes
d. Saltwater marshes
e. Intertidal areas
f. Other wetlands
g. Unique or unusually diverse vegetative communities
2. Except as provided in the following policies, no structures will be
allowed in any of the following sensitive areas. The Planning
Ccmmission and /or City Council will. determine whether the site in
question falls within any of these areas using information documented in
• 20
the EIR. The mapping by the Department of Fish and Gam will be used as
a basis in the environmental studies.
a. Environmentally sensitive habitat areas
• b. Coastal bluffs
c. Blufftop setback areas
d. Riparian areas
e. Geologic hazard areas
f. Residential development areas impacted by noise levels of 65
CNEL or greater
g. Floodplain areas
h. Natural slope areas greater than 2:1 and greater than 25 feet
in height
3. Policies 1 and 2 above are not intended to prevent public agencies and
private property owners from maintaining drainage courses and facilities,
sedimentation basins, and other related facilities in a safe and effective
condition with minimal impact on the environment, nor are they intended to
prohibit public infrastructure when the environmental process demonstrates
that adverse impacts can be mitigated, or that the benefits outweigh the
adverse urpacts.
4. The City of Newport Beach shall continue to work with other agencies such
as the City of Irvine, County of Orange, and California Department of Fish
and Game to achieve a solution to sedimentation problems in upper Newport
Bay, and shall aid in the implementation of measures designed to maintain
the tidal currents within the bay.
5. The City will coordinate with the Department of Fish and Game in developing
a management plan for the Upper Newport: Bay Ecological Reserve for ultimate
inclusion in the City's Local Coastal Program.
B. Dredging, Diking and Filling in Open Coastal Waters, Wetlands, and
Estuaries.
1. only the following types of developments and activities may be permitted
in the parts of Newport Bay which are not within the State Ecological
Reserve where there is no feasible less environmentally damaging
alternative, and where feasible mitigation measures have been provided
to minimize adverse environmental effects:
a. . Construction or expansion of Port- marine facilities.
b. Construction or expansion of coastal- dependent industrial
facilities, including commercial fishing facilities, haul -out
boat yards, comercial ferry facilities.
C. In open
coastal waters, other than
wetlands,
including
estuaries,
new or expanded boating
facilities,
including
slips, access ramps, piers, marinas,
recreational
boating,
launching
rarrps, haul -out boat: yards,
and pleasure
ferries.
(Fishing docks and swimming anti surfing
beaches are
permitted
where they
already exist in Lauer Newport Bay).
• 21
d. Maintenance of existing and restoration of previously dredged
depths in navigational channels and turning basins associated
with boat launching ramps, and for vessel berthing and mooring
areas. The 1974 U.S. Army Corps of Engineers maps shall be
• used to establish existing Newport Bay depths.
e. Incidential public service purposes which temporarily impact
the resources of the area, such as burying cables and pipes,
inspection of piers, and maintenance of existing intake and
outfall lines.
2. New developments on the waterfront shall take into consideration existing
usable water area for docking facilities.
3. The following policy applies to the Upper Newport Bay Ecological Reserve:
Dredging, diking, or filling will be permitted only if there is
no feasible less environmentally damaging alternative, and
where feasible mitigation measures have been provided to
minimize adverse environmental effects, and shall be limited to
the following:
a. Wetland restoration
b. Nature study
Dredging or construction designed to enhance the habitat values
of environmentally sensitive areas shall be allowed.
4. The following mitigation measures shall be required for dredging projects
in addition to the requirements of Policy S:
a. Dredging and spoils disposal must. be planned and carried out to
avoid significant disruption to marine and wildlife habitats
and water circulation.
b. Maintenance dredging in Newport Bay shall be encouraged, and
the material dredged shall be used to restore or replace
natural sandy sloping beaches in order to retain the current
profiles of Newport Bay. Maintenance dredging activity shall
have the approval of the U.S. Army Corps of Engineers and,
where applicable, standards set by the Environmental Protection
Agency.
c. Dredged material not suitable for beach replenishment shall be
disposed of at a designated EPA disposal site.
d. Temporary dewatering of dredged spoils may be authorized within
the Bay's drainage if adequate erosion controls are provided
and the spoils are removed. A bond or a contractual
arrangement shall be a precondition to dredging of the
material, and final disposal of the dewatered material on the
approved dump site shall be accomplished within the time period
specified in the permit.
• 22
e. Dredged spoils shall not be used to fill riparian areas,
marshes, or natural canyons.
f. other mitigation measures may include opening areas to tidal
• action, removing dikes, improving tidal flushing, or other
restoration measures.
g. Dredge spoils suitable for beach replenishment should be
transported for such purposes to appropriate beaches or into
suitable longshore current systems.
5. If the project involves diking or filling of a wetland, required minimum
mitigation measures are the following:
a. If an appropriate restoration site is available, the applicant
shall submit a detailed restoration plan which includes
provisions for purchase and restoration of an equivalent area
of equal or greater biological productivity and dedication of
the land to a public agency or otherwise permanently restricts
its use for open space purposes. The site shall be purchased
before the dike or fill development may proceed.
b. The applicant may, in sane cases, be permitted to open
equivalent areas to tidal action or provide other sources of
surface water. This method of mitigation would be appropriate
if the applicant already owned filled, diked areas which
themselves were not environmentally sensitive habitat areas but
would become so, if such areas were opened to tidal action or
provided with other sources of surface water.
c. However, if no appropriate sites under options a. and b. are
available, the applicant shall pay an in -lieu fee of sufficient
value to an appropriate public agency for the purchase and
restoration of an area of equivalent productive value, or
equivalent surface area.
This third option would be allowed only if the applicant is
unable to find a willing seller of a potential restoration
site. The public agency may also face difficulties in
acquiring appropriate sites even though it has the ability to
condom property. Thus, the in -lieu fee shall reflect the
additional costs of acquisition, including litigation, as well
as the cost of restoration. If the public agency's restoration
project is not already approved by the City, the public agency
may need to be a co- - applicant for a permit to provide adequate
assurance that conditions can be imposed to assure that the
purchase of the mitigation site shall occur prior to issuance
of the permit. In addition, such restoration must occur in the
same general region (e.g., within the same estuary) where the
fill occurred.
6. A preferred restoration program would remove fill from a formerly
productive wetland or estuary which is not biologically unproductive dry
land and would establish a tidal prism necessary to assure adequate
• 23
flushing. Since restoration projects necessarily involve many
uncertainties, restoration should precede the diking or filling project.
At a minimum, the permit will be conditioned to assure that restoration
will occur simultaneously with project construction. Restoration and
• management plans shall be submitted with the permit application.
7. In addition, any project which includes diking, filling or dredging of a
wetland or estuary must maintain the functional capacity of the wetland or
estuary. Functional capacity means the ability of the wetland or estuary
to be self- sustaining and to maintain natural species diversity. In order
to establish that the functional capacity is being maintained, the
applicant must demonstrate all of the following:
a. That the project does not alter presently occurring plant and
animal populations in the ecosystem in a manner that would
impair the long -term stability of the ecosystem; i.e., natural
species diversity, abundance and, ccaposition are essentially
unchanged as a result of the project.
b. That the project does not harm ox- destroy a species or habitat
that is rare or endangered.
c. That the project does not harm a species or habitat that is
essential to the natural biological functioning of the wetland
or estuary.
d. That the project does not significantly reduce consumptive
(e.g., fishing, aquaculture and hunting) or nonconsumptive
(e.g., water quality and research opportunity) values of the
wetland or estuarine ecosystem.
8. If new or expanded boating facilities are to be provided in Newport Beach,
they shall be developed in natural harbors, protected water areas, and in
areas dredged from dry land.
Entrance channels for new or expanded boating facilities may be
permitted in wetlands, subject to all other requirements for
development in wetlands discussed in B1, B3, B4, B5, and B6 above.
C. Development of Coastal Bluff Sites
The City of Newport Beach finds that the natural bluffs represent a
significant scenic and environmental resource. In order to preserve these
unique landforms, developments proposed for bluff areas shall be subject
to the following regulations:
1. The following regulations apply to all building sites:
a. Definition of Bluff. As used in this section,
"bluff" is any landform having an average slope of
26.6 degrees (50%) or greater, with a vertical
rise of 25 feet or greater.
• 24
Where there is some question as to the
applicability of this section to a specific
landform, a determination as to whether or not the
specific landform constitutes a bluff shall be
made by the Planning Cannission, consistent with
•. the purposes of this regualtion.
b. Grading. Permitted development shall be designed
to minimize the alteration of natural landforms
along bluffs and cliffs. In areas of geologic
hazard, the City may require that a development
permit not be issued until. an applicant has signed
a waiver of all claim against the public for
future liability or damage resulting fran
permission to build. All such waivers should be
recorded with the county FL-corder °s office.
c. Geologic Report. To promte public safety, a
geologic study shall be performed for each site to
determine areas of potential instability. The
bluff areas of potential. hazard or instability
shall be indicated on maps as part of any Planned
Ca uunity development plan.
d. Height of Structures. The height of structures
shall be as described in the Newport Beach
Municipal Code.
2. The following regulations apply to all new tracts and
subdivisions. If development is residential in nature,
this policy will apply to new development of 4 or more
units.
a. Setback Requirement. A bluff setback adequate to
provide safe public access, taking into account
bluff retreat and erosion, shall be provided in
all new development. As a general guideline, the
property line setback fr<xn the edge of a bluff
should be no closer to the edge of the bluff than
the point at which the top of the bluff is
intersected by a line drmm from the solid toe of
the bluff at an angle of 26.6 degrees to the
horizontal. A greater setback distance shall be
required where warranted by geological or
groundwater conditions, but in no case shall a
property line be closer than 40 feet to the edge
of a bluff.
In addition, no part of a proposed development
shall be closer than 20 feet to the bluffside
property line. This required building setback may
be increased or decreased by the Planning
Cocmission in the review of a proposed site plan
consistent with the purposes of this section.
• 25
•
b. Public Views. The location and design of a
proposed project shall take into account public
view potential.
c. Public Access and Dedication Requirements. The
location and design of a proposed project shall
maximize public access to the coastal bluff areas
as follows:
1. Public access to coastal bluff areas shall be
assured through design of the local street
system and through the location of public
trails and walkways adjacent to the bluffs.
The City may require the dedication of
right -of -way, or the granting of easements.
These may be unproved or not improved at the
option of the City Council.
2. Areas adjacent to coastal bluffs having
significant view potential shall be designated
for use as view parks or vista points
consistent with parkland dedication.
requirements.
3. Land required to be dedicated for neighborhood
parks, but which is intended to remain in an
unimproved, natural state, should be located
adjacent to the bluffs; any portion of that
land required to be dedicated for neighborhood
parks which is intended to provide active
recreational facilities may be located in the
interior portions of the proposed development.
4. Bluff face areas need not be accepted by the
City for any type of dedication.
d. Subdivision Design. In preparing a development
plan, natural bluff areas shall not be included in
development areas as designated on the site plan.
The design of any subdivision shall not include
any bluff face or bluff edge as part of any
residential lot or building site.
e. Landscape Plans and Plan Material. For the purpose
of regulating groundwater conditions, landscape
plans for those areas immediately adjacent to the
bluffs shall incorporate native vegetation or
other drought- resistant plant material.
Grading. Grading, cutting„ and filling of natural
bluff faces or bluff edges shall be prohibited in
order to preserve the scenic value of bluff areas,
except for the purpose of performing emergency
• 26
repairs, or for the installation of
erosion - preventive devices or other measures
necessary to assure the stability of the bluffs.
• Any plan involving grading of the bluff face or
bluff area shall be approved by the Planning
Commission, including such measures designed to
control urban runoff, erosion, and groundwater
conditions.
D. Archaeological, Paleontological, and Historical Resources
Archaeological, paleontological, and historical resources
within the Coastal Zone shall be investigated in accordance
with acceptable scientific procedures, and appropriate
mitigation measures (including testing, salvage, or
preservation) shall be adopted on a case-by-case basis in
accordance with regular City policy.
Prior to any development, archaeological, paleontological, and
historic resources shall be mapped and evaluated by a qualified
professional. A City Council approved list of such personnel
shall be established, following adequately noticed public
hearings.
E. Coastal Views
where coastal views from existing roadways exist, any
development on private property within the sight lines from the
roadway shall be sited and designed to maximize protection of
the coastal view. This policy is not intended to prohibit
development on any site.
Coastal view areas:
a. Ocean Boulevard, Corona deal Mar
b. Eastbluff remnant
c. Coast Highway near Jamboree
d. Pacific Coast Highway Bridge launching ramp
e. Castaways from the bluff setback
f. Constellation near Santiago
g. Irvine between Santiago and University Drive
h. Galaxy Park
i. Ensign View Park
j. Promontory Point East
k. N Street
1. 10th Street beach
m. 19th Street beach
• 27
n. Promontory Bay at Harbor Island Drive
o.
P•
q•
• r.
S.
t.
U.
V.
W.
X.
Y.
Promontory Bay at Bayside Drive
Cliff Drive Park
Eastbluff Park
Pacific Coast Highway Bridge
Arches /Newport Boulevard Bridge
Lido Island Bridge
Entrance to Balboa Island
Larson's Shipyard
Inspiration Point Park
Beach and bay street ends
Marinapark
• 28
•
•
1;10 SO;
Ilk f
11 Nw,i,
co
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19112MR /71 9 y I0Q
VISITOR- SERVING FACILITIES
• Existing Facilities. Visitor - serving facilities are divided into three
categories to sinplify their description and analysis. The categories are:
base resources, publicly financed facilities, and privately financed
facilities. Base resources are the natural, topographical, and ecological
resources that make Newport Beach a desirable place to visit. Publicly
financed facilities include developments and services provided by the private
sector for use by either members only or the general public.
Base Resources. Base resources in the Coastal Zone include roughly 230
acres of sandy beach, Newport Harbor, upper Newport Bay, the Marine Life
Refuge Area, and scenic vistas of the ocean and bay.
The amount of beach varies from area to area in the Coastal Zone. Corona del
Mar State Park has a long, broad beach, but the beaches at Little Corona and
the Marine Life Refuge are very narrow and rocky. The Peninsula has a broad
beach averaging over 400 feet in width. Most measures of shoreline and beach
capacity assume that the portion of the beach more than 200 feet inland from
the water's edge receives very little use. Casual observations indicate that
a large portion of this part of the beach on the Peninsula is almost vacant,
even during holiday weekends. Therefore, even though people are crowded
together near the water's edge, it appears that the beach has significant
unused capacity. In West Newport, where the beach is seldom more than 200
feet wide, the entire width of the beach is used. Therefore, even though
beaches in both areas may be filled to capacity, West Newport often seems to
be more crowded than the Peninsula because the Peninsula has a broad expanse
of vacant sand.
In addition to beach visitors, a large number of people visit the harbor.
Newport Harbor is the largest natural small craft harbor in the United States
and contains over 9,000 boats. Thousands of additional small boats are either
launched at the boat ramps or kept in dry storage in areas adjacent to the
harbor and the upper bay.
The other base resources attract relatively few visitors to the Coastal Zone.
Based on an August 1971 survey, upper Newport Bay currently has an average of
only a few hundred visitors per day. However, inplementation of plans
developed by the Fish and Game Department: for adding trails, interpretive
centers, and other facilities could result in significantly more visitors.
Until recently, the Marine Life Refuge was visited by hundreds of children
during summer school field trips, but visitation has dropped sharply as summer
schools closed after passage of Proposition 13.
Publicly Financed Facilities. Publicly financed facilities are provided
by the City of Newport Beach and other governmental agencies. Facilities
provided by other agencies include the Upper Newport Bay Ecological Reserve,
Corona del Mar State Park, Newport Dunes Regional Park, and the Marine Life
Refuge. Other agency services include OCTD buses and the Orange County Harbor
Patrol.
• 30
The City of Newport Beach provides services and facilities for visitors to the
Coastal Zone. These include beach support facilities such as lifeguards,
restrooms, public parking lots, trash bins, police and emergency medical
services, bikeways, and sidewalks. The City also has several view parks
is adjacent to upper Newport Bay, the lower bay, and the ocean. The Marine
Department manages the Marine Life Refuge and provides a ranger to conduct
educational tours and protect the area's sensitive resources from abuse. In
addition to providing lifeguards, lifeguard towers, and jeep patrols, the
Marine Department operates three rescue boats. This has proven to be an
effective and economical method of saving people caught in riptides.
Provision and distribution of public facilities affect capacity and usage of
the beach. Lifeguard towers are concentrated in areas of high use and /or high
hazard, but are dispersed all along the ocean and bay beaches. Public
offstreet parking lots are located at Corona del Mar State Beach, Balboa Pier,
Newport Pier /McFadden Square, and City Hall. Nearby beaches all receive heavy
use. Restroom facilities are concentrated in relatively few areas. Restroomns
are located at Little Corona Beach, Corona del Mar State Beach, in the central
Balboa business district, on Marine Avenue on Balboa Island, in the area
between 15th Street and Newport Pier, and in the 38th Street and West Newport
parks. There are long stretches of beaches that do not have conveniently
located public restrooms. These include the areas from the Santa Ana River
mouth to 59th Street, from 15th Street to Balboa Pier, and from Balboa Pier to
The Wedge. The availability of public restrooms is also a problem for people
on boats not equipped with restroom facilities, and for visitors to upper
Newport Bay.
Newport Harbor is a well - developed and extensively used visitor - serving
facility. The harbor, and all facilities in and adjacent to it, are utilized
by visitors from all over the world. Special events draw thousands of people
and boats to the harbor. The harbor contains roughly 1,160 residential piers,
2,220 commercial slips and side ties, and 1,050 bay moorings. The Harbor
Patrol has 11 moorings and five slips which are available to guests, and
assists visiting boats in finding a place to stay once visitor spaces are
filled. The harbor has eight marinas, four gas dock /service stations,
numerous boat rentals, and firms providing fishing excursions and harbor
tours. Several yacht clubs provide their members with storage and lauching
facilities. Privately owned launching facilities are available to the general
public in the Back Bay, but these are used primarily for launching power
boats, since most sailboats cannot pass under the Pacific Coast Highway Bridge
over upper Newport Bay. The public bay beach at 18th Street is used to launch
small sailboats.
Privately Financed Facilities. A large number of visitor - serving
facilities are provided by the private sector. These include restaurants,
snack bars, boat rentals, sports equipment rentals, boat tours of the harbor,
hotel /imtel rooms, weekly rental apartments, boat launching facilities,
amusement and recreation facilities, and numerous shops selling specialized
merchandise. Many of these facilities have become tourist attractions in
their own right, such as the Balboa Pavilion, Balboa Ferry, the entire Marine
Avenue area on Balboa Island, and certain restaurants. Most of the tourist
commercial /recreation facilities are located in commercial districts that also
provide conveinience retail and co nunity canemercial facilities to residents of
• 31
the area. It is frequently unclear whether a particular facility should be
classified as visitor - serving or convenience retail.
Several types of connercial facilities deserve special attention. These
• include hotel /motels, restaurants /snack bars, weekly residential rentals, and
specialty merchandise stores. The Newport Beach Coastal Zone contains 11
hotel /motels with a total of 923 rooms; of these, 141, or 158, cost $25 or
less per night. The vast majority of the :rooms are provided in two hotels --
the Marriott Hotel (377 rooms) and the Newporter Inn (325 roans). Within the
City as a whole, there are 1,335 rooms, again with 158 costing $25 or less per
night. .In recent years, several motels have gone out of business, including
the Oceanfront Hotel, Bayside Hotel, Bayview Hotel, Casa de Manana ApartTents,
El Mar Motel, Balboa Island Hotel, and Sandpiper Inn. Therefore, although
there is a shortage of motel roans during the summer, it appears that demand
during the off - season is not sufficient to keep all existing establishments in
business. In order to provide additional overnight acconmodations during the
summer without jeopardizing the economic viability of existing establishments,
it may be desirable to concentrate on campgrounds, youth hostels, and
recreational vehicle parks.
The DCP Issue Identification and Work Program states that there are 141
restaurants in the Coastal Zone. Many of these are fast food facilities,
which are almost always lower -cost. A survey of 44 randomly selected sit -down
restaurants was conducted during October 1979 to determine the relative price
mix. Nineteen of these restaurants, or 438, offer dinners priced at $5 or
less. Sixteen , or 36 %, indicated that all. of their dinners were $10 or less.
There are several types of specialty merchandise stores in the Coastal Zone.
Some stores are aimed at the permanent residential population, selling such
items as records, clothing, and furniture. Others deal in tourist
merchandise, such as T- shirts, beach supplies, and memorabilia. During the
winter months, many of the tourist shops either reduce their hours of
operation or close down completely. This often gives an impression of
economic stagnation and can detract from the ability of the commercial
district to attract customers. This is especially true in the central Balboa
business district, where the amusement rides and pinball halls are closed for
much of the winter. Most of the businesses facing onto Main Street and Balboa
Boulevard are open year -round, while the businesses facing the bay are mostly
tourist- oriented and drastically reduce their operations during the winter.
Policies. In order to protect and enhance the wide variety of
visitor - serving facilities which currently exist, the following policies are
adopted:
1. The City shall preserve, in its natural state, the ocean beaches,
water, surf action, and coastal shoreline in a manner that will
ensure their availability for continued public use and enjoyment.
Proposals for the construction of anti- erosion structures,
offshore breakwaters, or future marinas shall be examined in light
of this policy.
2. The City shall also preserve and enhance the upper bay and marine
coastal preserves which support varied species of plant, marine,
and wildlife populations to ensure their availability and
continued use for ecological, educational, and aesthetic purposes.
• 32
3. Consistent with all other policies to protect and enhance the
quality residential character of the camwnity, the City shall
encourage and protect both public and private water - oriented
recreational and entertainment facilities as a means of providing
• public access to the waterfront.
4. Provision and maintenance of public restroom facilities is top
priority. The City Council should immediately continence planning
and acquisitions necessary in order that public restrooms with
appropriate signing be constructed as soon as possible. The size
and location of the facilities shall take adjacent residences into
consideration. Construction of restroans by the City is dependent
upon the City's financial ability to construct said restrooms.
Prior to construction of additional facilities, the City shall
ensure that adequate resources are available for proper
maintenance.
a)
A permanent restroan
facility should
be constructed
at West
Jetty Park.
b)
A permanent restroan
facility should
be constructed
in the
vicinity of the Balboa Branch Library.
c)
A permanent restroan
facility should
be constructed
at Las
Arenas Park.
d)
A permanent restroom
facility should
be constructed
between
Orange Avenue and the
Santa Ana :River.
e)
The City should caumence a signing
program to direct the
public to restrooms, access points, and boat launching.
5. Adequate marine sanitation facilities, including pub --out stations
and conveniently located public restrooms in the harbor area,
shall be provided in order to reduce the risks of water pollution
and health problems.
6. Drinking fountains shall be provided in conjunction with restroan
facilities as a means of ensuring their distribution throughout
the Coastal Zone, while minimizing the costs of extending water
lines. Also, exterior showers shall be provided in conjunction
with these facilities.
7. Bicycle racks shall be provided throughout the Coastal Zone. If
available, locking, pay- your -way bicycle racks shall be used.
8. The City shall encourage and support. the provision of guest slips,
mooring, and anchorages in Newport Harbor, and shall continue to
work with the Orange County Harbor Department to provide these
facilities where feasible.
9. The City of Newport Beach currently provides overnight
accommodations in all price ranges. The City shall encourage the
maintenance of overnight accommodations in all price ranges,
• 33
including encouraging the maintenance of existing summer weekly
rentals as a means of providing overnight accommodations.
10. The City of Newport Beach shall encourage the County of Orange to
• provide additional recreational vehicle carp areas in the Newport
Dunes area as a means of providing additional overnight
accommodations.
11. Development of the lower part of Bayview, Landing should be
coordinated with development in Newport Dunes to offer an expanded
recreational vehicle park.
12. The City of Newport Beach shall protect and encourage the
maintenance of lower -cost ccmnercia:L visitor - serving facilities.
13. The City shall actively pursue the provision of a public launching
facility for small sailboats on lower Newport Bay along with the
required parking.
14. The City of Newport Beach supports the provision of a small craft
harbor in the West Newport/Santa Ana River area consistent with
Section 30224 of the Coastal Act, subject to environmental
constraints. The City shall continue to support funding for a
study of a marina in West Newport by the U.S. Army Corps of
Engineers prior to completion and acceptance of the Santa Ana
River Flood Control Project Plan and Environmental Inpact Report,
and certification of the Orange County Local Coastal Plan for the
area.
68 • 101
Existing Uses. The City of Newport Beach is a unique coastal community
with resources which include the harbor, beaches, and many types of
recreational facilities. The City is also characterized by waterfront homes
and restaurants, industrial and commercial marine uses, and opportunities for
coastal views. The desirability of the city as a water - oriented commmity is
also a factor in the preference of non - marine uses to locate within the City,
even where such uses are not water - related..
While the Coastal Act does not require a separate component dealing with
ooastal- dependent development, such uses are integral to the character and
ambience of the City of Newport Beach. They contribute greatly to the
desirability of the City as a regional recreational, industrial, commercial,
and financial center. Development pressures from competing land uses for
linited oceanfront and bayfront resources are being experienced, and it can be
assumed that such pressures will continue to occur.
Considerable diversity exists along the Newport Beach shoreline with regard to
existing land use and character. There is the potential for the location of
new or replacement coastal- dependent and coastal- related land uses, as well as
preservation and enhancement of existing marine - related uses.
• 34
•
Policies.
1. Coastal- dependent developments shall have priority over other
developments on or near the shoreline. Coastal- dependent uses shall be
defined as those uses which require a. site on or adjacent to the sea to
be able to function at all.
2. Commercially and industrially zoned areas in the Coastal Zone shall be
designated for coastal- dependent, coastal - related, and visitor - serving
uses as priority uses. Coastal- related development means any use that
is dependent on a coastal- dependent development or use.
3. Facilities which serve oonmercial fishing shall be encouraged and
maintained unless the demand for the facilities no longer exists.
4. In view of the City's attraction as a regional and statewide recreation
area, the growing regional and statewide demand for water - oriented
recreational facilities, and the limited capacity of the City's harbor
and ocean front resources to fully satisfy such demands, the City shall
encourage the opening and development: of adjoining ocean and waterfront
areas outside Newport Bay, so long as any adverse environmental impacts
are mitigated, in a manner which may best serve to distribute the
increasing public need for water- oriented recreational facilities.
5. The City shall protect and maintain the necessary support facilities and
services for marine recreational and. educational activities, including
marine ways and services, launching facilities, gas and pimp -out
stations, parking facilities, restroans, showers, concessions, and
educational facilities such as the Sea Scout Base and Intercollegiate
Flawing Facilities.
6. The City shall protect and enhance public visual access to the
waterfront. New development (including landscaping), public or private,
shall be sited and designed to protect public views of ocean and other
coastal scenic areas.
7. The City shall designate a site for the eventual provision of additional
boat pump -out facilities.
8. The City shall restore electrical service and provide potable water to
the Rhine Channel sea wall for use by comiercial fishing vessels.
The City shall allow dinghy launching at
beaches in lower Newport Bay. For purposes
shall be defined as a single -hull craft with
and a maximum beam of 5'.
• 35
all safe street ends and
of this policy, a dinghy
a maximum length of 12'6"
IAND USE DESI(2aTIONS
The LCP Land Use Plan illustrates the proposed use and development of all
• properties in the Coastal Zone portion of the City. land uses are divided
into three major categories: 1) residential, 2) ccnmercial, 3) public,
semi- public, and institutional, and 4) industrial. These major categories are
then broken down into subcategories as described below. The uses included
should be considered as principal permitted uses. It is recognized that in
many cases there are existing uses that do not fit the designation. The land
Use Plan does not propose that these "non- conforming" uses be phased out,
except where specifically discussed. Otherwise, the non - conforming uses may
be continued subject to Chapter 20.83 of the Newport Beach Municipal Code.
n�
Areas designated residential are
to be used mainly
for residences in
permanently
constructed residential
buildings; however,
there are certain
"cottminity
service" uses such as
schools, churches,
civic organization
buildings,
clubhouses, and recreational facilities such
as tennis courts,
pools, and
cabanas which, with proper location and .design, are appropriate
uses within
areas with a residential
designation.
Iaa- Density Residential. Included in this subcategory are separate
residences, as well as attached residences constructed on individual lots,
with varying densities up to a maxin¢mi density of four dwelling units per
buildable acre.
Medium - Density Residential. This subcategory includes residential
developments (attached or detached) of more than four dewlling units per
buildable acre, with a maximum density of ten dwelling units per buildable
acre.
Two-Family Residential. This subcategory includes residences where two
dwelling units are constructed on one lot, either attached or separate.
Multi- Family Residential. This subcategory includes residences where three
or more dwelling units are constructed on one lot. Also included are "raw
houses" where the density exceeds 10 dwelling units per buildable acre.
NOTE: "Buildable Acreage" is defined as follows: Buildable acreage
includes the entire site, less areas with a slope greater than 2:1, and less
any area required to be dedicated to the City for park purposes and any
perimeter open space; further, buildable acreage shall not include any area to
be used for street purposes. Additionally, at the time the Planning
Commission and /or City Council review a Planned Community development plan,
tentative map, and /or environmental doamuantation for a particular project,
consideration shall be given to deleting certain sensitive areas from the
calculation of the total number of residential units or square footage of
conmercial development to be allowed on a site as follows:
• 36
Floodplain areas
"Location of Structures" - In the discretionary review of projects, no
structures shall be built in the following sensitive areas. The
• Planning Commission and /or City Council. will determine whether the
site in question falls within any of these areas, using information
documented in the EIR. The mapping by tree Department of Fish and Game
will be used as a basis in the environmental studies.
1. Environmentally sensitive habitat areas
2. Coastal Bluffs
3. Blufftop setback areas
4. Riparian areas
5. Geologic hazard areas
6. Residential developu ent areas impacted by noise levels of 65
CNEL or greater.
7. Floodplain areas
8. Natural slope areas greater than 2:1 and greater than 25 feet
high
Areas designated commercial are to be used predominantly for
conducting private business ventures.
Recreational and Marine Commercial. It is the intent of this
designation to delineate a priority system to guide development
approvals on building sites on or near the bay. It is further the
intent of this designation to encourage a continuation of
marine- oriented uses, maintain the marine theme and character,
encourage mutually supportive businesses, and encourage physical and
visual access to the bay on waterfront commercial and industrial
building sites on or near the bay. Uses permitted are as follows:
I. Permitted uses: highest priority uses, not requiring a use
permit.
A. Incentive uses: uses that, when they occupy at least
40% of a site, may be combined with uses under II.C.
1. Boat haul-out facilities
2. Comercial fishing facilities
3. Sport fishing establishments and fishing docks
4. Marinas
.5. Marine construction
6. Boat rentals and charters
7. Retail marine sales
8. Marine service businesses
9. Dry boat storage
B. Other permitted uses:
1. Marine- related offices where services are offered
to the general public.
• 37
II. Uses which require a Use Permit:
A. Incentive uses: uses that, when they occupy at least
40% of a site, may be combined with uses under II.C.
1. Manufacturing of marine uses
2. New boat construction
3. Marine service stations. and gas docks
4. Yacht clubs
B. other uses:
1. Social clubs
2. Commercial recreation
3. Drive -in facilities
4. Hotels and Motels
5. Restaurants
C. Uses which must be in conjunction with an incentive
use occupying at least 40% of the site.
1. General retail and service commercial uses
2. Professional and business offices
3. Light manufacturing
The City shall design standards for density, height and parking incentives to
developments utilizing a mixed -use ooncept that includes provision or
maintenance of an incentive use which is coastal- dependent in nature upon
review and approval of a Use Permit. These ooastal- dependent uses include:
boat haul -out facilities, sport fishing establishments, fishing docks,
marinas, marine construction, boat rentals and charters, marine service
stations, and gas docks. Such standards shall be formulated to ensure no
adverse impacts of such bonuses on public access, or public views.
On non- waterfront lots, the requirement to provide incentive uses in
conjunction with certain specified uses shall not apply. Retail specialty
shops shall be permitted. Residential uses shall be permitted on the second
level or above where the ground floor is occupied by a permitted use, subject
to review and approval of a Use Permit.
Retail and Service Connercial. The primary uses in this designation are
limited to retail sales, personal and professional services (e.g., banks,
realtors, architects, lawyers, etc.) hotels and motels, restaurants, and
commercial recreation, in order to assure contiguity of shopping and mutually
supportive businesses. Office uses which do not provide services directly to
the public shall be prohibited on the ground level, but may be permitted on
the second level or above where the ground level is occupied by a primary use.
Administrative, Professional, and Financial Commercial. Included in this
category are offices, services, hotels and motels, and convalescent homes,
with sore limited retail uses (such as restaurants) which are supportive of
the predominant uses.
• 38
PUBLIC, SEMI- PUBLIC, AND INSTITUTIONAL
Areas designated public, semi - public, and institutional are to be used
predominantly for publicly owned facilities and open space, or privately owned
• facilities of an open -space nature which are open to use by the general
public. However, certain non - public and non- open -space facilities, such as
country clubs, may be appropriate.
While the Land Use Plan designates both publicly and privately owned
properties as "open space ", it is the City's intention to develop acquisition
programs with the State for privately owned properties as part of the "Zoning
and Implementation" phase of the LCP.
Institutional Facilities. This subcategory
rd, fire stations, libraries, reservoirs,.
substations, schools, etc.
Recreational and Environmental Open Space. This subcategory includes
parks, wildlife refuges, golf courses, bluffs, canyons, and beaches. Uses
permitted in areas shown for Recreational. and Enviromental Open Space on the
sites listed on Page 17 of the LUP and defined as environmentally sensitive
areas (Page 20) are passive recreation uses compatible with the sensitive
resource nature of these sites, and include hiking, picnicking and nature
study.
Wherever the zoning of private property designated as open space in the LCP
Land Use Plan is inconsistent with said plan, it is the intent of the City to
seek the agreement of property owners for rezoning to the open -space district,
or to seek public acquisition of such open -space areas. No changes in land
use on property designated for open -space purposes shall be permitted which
A re not consistent with the policies and objectives of the LCP Land Use Plan.
Acquisition by the city or another public agency is dependent upon the City's
or public agency's financial ability to acquire said parcels.
Areas designated industrial are to be predominantly used for research,
development, or manufacture of products;.however, certain non - industrial uses,
such as professional services, warehouses, fire stations, and utility
substations are appropriate.
General Industrial. This sub - category includes research, development, and
manufacturing firms, professional services (such as architecture or
engineering), warehouses and wholesale sales, with retail sales only if the
retail sales are ancillary to, and on the same lot, as another primary
industrial or professional service use. Separate office buildings will be
permitted within areas designated "General Industry" only where the zoning
ordinance allows this use.
• 39
or.,bI lof- lmuFalti
• The land use designations described in the previous section have been applied
to all areas of Newport Beach within the Coastal Zone. These designations are
shown on the following maps.
In addition to the maps, proposed land uses in key areas within the Coastal
Zone have been discussed in greater detail in narrative form. In order to
relate the verbal descriptions to the geographical areas of the City, the City
has been divided into sub -areas. These are as follows:
1. West Newport, BEECD
2. Mariners' Mile, Lido Village, Lido Isle
3. Lido Peninsula, Cannery Village, McFadden
4. Balboa Peninsula
5. Balboa Island, Beacon Bay, Bayside Drive
6. Corona del Mar
7. Newport Center, Bayview Landing
8. Upper Newport Bay and adjacent properties
pn, I • q ",4 W1 *p
West Newport (Maps 1, 2, 3). All commercial areas on Coast Highway
westerly of The Arches /Coast Highway Bridge are shown for "Retail and Service
Commercial" in order to allow maintenance and improvement of these comercial
areas which serve residents and visitors alike. No residential uses will be
permitted in these areas, but upper -level offices will be allowed when the
ground floor is occupied by a primary use which offers goods or services to
the general public.
The vacant State highway right - of-way on the south side of Coast Highway
opposite Newport Shores will be preserved as "Recreational and Environmental
Open Space," to be used for public recreation and visual /environmental
purposes. A restroom facility is proposed on the highway right - of-way
westerly of Orange Avenue.
No changes in residential land use patterns are proposed.
32nd Street (Map 3). The 32nd Street commercial area between Newport
Boulevard and Balboa Boulevard is shown for "Retail and Service Commercial"
uses on the LCP Land Use Plan to encourage maintenance of these primarily
neighborhood ocmmercial uses. The vacant land at the oceanfront end of 32nd
Street is designated "Tyro - Family Residential."
BEECO Property (Map 45) . That portion of the BEECO property within the
City boundaries is shown for "Law- Density Residential" uses at four dolling
units per buildable acre.
C:ALTRANS West (Map 46). The area westerly of Superior Avenue and northerly
of Coast Highway below Newport Crest is designated "Recreational and
• 40
Environmental Open Space," with the intent that this parcel be acquired for
public open space.
CALTRANS East (Map 22a). The area between Newport Boulevard and Superior
• Avenue northerly of Coast Highway is shown for "Recreational and Environmental
open Space" for parking, public recreational, and visual /environmental
purposes. Expansion of Hoag Hospital facilities may also be accamodated on
the site.
Mariner's Mile (Maps 4, 6). The commercial area along Coast Highway known
as "Mariners' Mile" has been designated as a "Specific Area Plan" area, and a
plan has been adopted for the area. The land use pattern's shown for the area
on the LCP reflect generally this prior planning. Areas northerly of Coast
Highway are shown for "Retail and Service Commrcial." Most areas southerly
of Coast Highway have been designated "Recreational and Marine Commercial" in
order to preserve existing and encourage new marine uses. The Sea Scout Base
and Intercollegiate Rowing Base have been shown for "Governmental, Educational
and Institutional Facilities."
Balboa Bay Club (Map 6). This City -owned parcel is currently developed
with many ues, including recreational, boating, restaurant and banquet, and
residential facilities, and is leased to the Balboa Bay Club, Inc. The site
is designated for "Recreational and Marine Commercial" uses on the LCP Land
Use Plan. At such time as the extension of the lease is negotiated, full
consideration shall be given to public access to the site.
Lido Village (Map 4). Lido Village is that area bayward of Newport
Boulevard between the Arches /Coast Highway Bridge and 32nd Street. The area
is a mixed retail commercial area shown for "Recreational and Marine
Conmercial" on the waterfront and "Retail and Service Commercial" in other
areas. Newport Beach City Hall is also located in this area and is shown for
"Governmental, Educational and Institutional Facilities" on the Land Use Plan.
It is proposed that the waterfront walkway be extended in conjunction with any
new development in this area.
Lido Isle (Maps 6, 7). No changes in the Lido Isle land use pattern are
proposed. All City -,owned beaches have been shown as "Recreational and
Environmental Open Space" as well as have the access lots currently leased
back to the Lido Isle Corm mity Association. The City will establish a
program to identify the public access easements.
Lido Peninsula (Map 8). The Lido Peninsula is a unique area of the City
with a wide variety of existing and potential uses. It is particularly suited
to planned development concepts if and when substantial changes in existing
uses are undertaken. Meanwhile, all existing uses will be allowed to continue
and be upgraded, but any substantial changes shall be subject to an approved
area plan.
it is desirable that the commercial area in future- planned development be
consistent with the intent of the "Recreational and Marine Commercial"
• 41
designation. Uses permitted include, but are not limited to, marine repair
and service, restaurants, hotels, motels, specialty shops, and offices.
Commercial uses shall occupy. approximately 308 of the site. The existing
commercial marina and support facilities shall be maintained. The remaining
• 708 of the land area shall be devoted to residential uses.
Cannery Village (Map 8) . Cannery Village is a mixed -use area on the bay
side of Newport Boulevard between 32nd Street and 28th Street on the Balboa
Peninsula. The area consists of commercial,, industrial, and residential uses,
including many of the marine industrial businesses serving the Newport Harbor
area. The area is highly subject to redevelopment pressures.
In order to maintain the particularly "marine" atmosphere of the area, careful
consideration should be given to all proposals for new development, especially
in waterfront areas.
The LCP Land Use Plan designates the waterfront areas "Recreational and Marine
Commercial," a designation which allows all coastally dependent comercial and
industrial uses. Inland lots are also designated for "Recreational and Marine
Commercial" uses to encourage a continuation of the marine commercial uses in
the area. Retail specialty shops are also permitted on the inland lots in
Cannery Village. On inland lots, residential uses will be permitted on the
second level or above where the ground floor is occupied by another permitted
use.
McFadden Square Bayfront (Map 8) . This area consists of the area bayward
of Balboa Boulevard between 28th Street and 19th Street on the Balboa
Peninsula. The area bayward of Newport Boulevard is designated "Recreational
and Marine Commercial." Those areas between the boulevards are shvan for
"Retail and Service Commercial" uses.
McFadden Square (Map 9). McFadden Square is the commercial area on the
ocean side of Balboa Boulevard between 29th Street and 24th Street on the
Balboa Peninsula. The area consists of ccmnercial use geared mainly to the
needs of beach visitors. The LCP Land Use Plan designated this area for
"Recreational and Marine Commercial" uses to maintain the existing orientation
while allowing an upgrading of the area.
Marinapark (Map 9). Existing uses include a large public beach and boat
launching area, buildings used by the Girl Scouts, Voluntary Action Center,
and American Legion, public tennis courts, and a mobile home park. It is the
intent of the City to preserve the mobile home park use as a means of
providing a variety of housing opportunities within the City. The City shall .
maintain and improve, where practical, public access to the site bayward of
the Marinapark mobile homes.
�R9
Island Avenue (Map 10). The Island Avenue area consists of a commercially
developed block and one block occupied by the Balboa Branch Library and the
Balboa Peninsula Fire Station. Land use designations reflect the commercial
and institutional uses and include a proposal to construct a restroon facility
in the vicinity of the Balboa Branch Li.brart.
• 42
Central Balboa (Map 11). Central Balboa consists of the camiercially
developed area between A Street and Coronado Street. This area is a unique
mixture of visitor - oriented and neighborhood - oriented retail and service uses,
including coastal- dependent visitor uses such as sport fishing establishments,
• day -boat rentals, ferry service, fishing docks, and the historic Balboa
Pavilion. Those areas which are near the bay and oceanfronts are shown for a
mixture of "Retail and Service Commercial" and "Recreational and Marine
Comercial" uses. Those areas which line East Balboa Boulevard have been
designated "Retail and Service Cammmercial."
It is the intent of these land use designations to encourage continuation of
the neighborhood and visitor - serving orientation of the area and to prohibit
office uses at ground level. In those areas designated for retail uses,
residential and office uses will be permitted on the second level or above
when the ground level is occupied by a primary use which provides goods or
services directly to the public.
Balboa Peninsula Point (Map 12). Balboa Peninsula Point consits of the
residential neighborhood between A Street and the harbor entrance on the
Balboa Peninsula. The area is designated primarily for "Low- Density
Residential" with sane areas designated for "Multiple - Family Residential"
uses. The public oceanfront beach and the beach at N Street on the bay have
been designated "Recreational and Envircrmntal Open Space." New proposals
for this area include the addition of a re:stroom facility at the West Jetty
park (The Wedge).
Balboa Island (Maps 13, 14). No changes to the existing land use pattern
on Balboa Island are proposed. The Marine .Avenue and Agate Avenue cca ercial
districts are shown for "Retail and Service Commercial" to encourage
continuation of the existing patterns. Office and residential uses shall be
prohibited on the ground level, but may be allowed on the second level where
the ground level is occupied by a primary use which provides goods or services
directly to the public. The submerged areas utilized by the ferry landing and
fuel docks have been designated "Recreational and Marine Commercial." Only
coastally dependent uses will be permitted on these bay sites.
Coast Highway /Bayside Drive (Map 23). This site is currently developed
with three major restaurants (the Reuben E. Lee, Reuben's, and McFadden's.
Landing) , as well as a yacht brokerage and parking for the docking facilities.
This area has been designated for "Recreational and Marine Commercial." In
addition, the area to be vacated upon conpletion of the Newport Bay Bridge
shall be utilized for a boat launching facility. Devleopment shall not
preclude construction of a marina office.
Beacon Bay (Maps 13, 15). The Beacon Bay area is a City -owned parcel which
is currently leased and used for both residential and marine commercial uses.
The LCP Land Use Plan designations reflect existing uses. It is the intent of
the land use designations to preserve existing land use patterns.
Bayside and Marine (Map 15). This vacant site at the entrance to Balboa
Islandis shoran for "Recreational and Marine Comercial." It is the intent of
• 43
this designation to provide an appropriate :Land use to be consistent with the
existing project approved for the site.
Bayside Drive (Map 24). The commercial. areas along Bayside Drive below
• Irvine Terrace are shown for "Recreational and Marine Commercial" uses,
allowing continuation of the yacht clubs and the Orange County Harbor
Department facility. If redevelopment should occur, uses shall be limited to
those allowed by this designation.
Corona del Mar State Beach (Map 18). Corona del Mar State Beach is a
primary visitor destination within the City of Newport Beach. The designation
for "Recreational and Environmental Open Space" is consistent with the
existing use.
Newport Beach Marine Life Refuge (Map JE3). The Newport Beach Marine Life
Refuge is shown for "Recreational and Environmental Open Space." The purpose
of the Marine Life Refuge is to conserve the natural flora and fauna resources
of the shoreline, and to protect marine life in the tide pool areas.
Inspiration Point (Map 18). The existing publicly held parcels ae shown
for "Recreational and Environmental Open Space." The three undeveloped
private parcels at Inspiration Point are shown as "Low- Density Residential."
Corona del Mar /Coast Highway Commercial (Maps 16, 17, 18). The Corona del
Mar comiercial area along Coast Highway is shown for "Retail and Service
Commercial" uses. This area functions primarily as a neighborhood commercial
area and no changes are being proposed. Upper -level offices may be permitted
consistent with the "Retail and Service Commercial" designation.
Buck Gully /Morning Canyon (Maps 18, 20, 31, 33). The Buck Gully and
Morning Canyon areas have been shown for "Recreational and Environmental Open
Space" to be preserved in a natural state. It is proposed that the setbacks
of residential lots abutting these areas be adjusted to prevent alteration of
the natural canyons.
:a •e• Ma 0 1 �a u
Newport Center (Maps 37, 48, 49). Approximately one -third of the Newport
Center site falls within the Coastal Zone. Most of the area is occupied by
the Irvine Coast Country Club, shown as "Recreational and Environmental Open
Space" on the Land Use Plan. The Marriott Hotel site is designated for
"Administrative, Professional and Financial Commercial" uses to reflect the
hotel use on the site. Permitted office uses on the Corporate Plaza West and
Chamber of Commerce sites are shown by the "Administrative, Professional and
Financial Commercial" designation and residential use is shown on the Sea
Island site by the "Medium- Density Residential" designation. The Coast
Highway /Jamboree site is shown for "Recreational and Marine Commercial ".
Office use may be permitted on the site provided traffic mitigation measures
include fiscal contribution to a shuttle system combined with public parking
in the garage. Office use should also include provisions for an affordable
visitor - serving use such as a public view deck and restaurant facility.
• 44
Bayview
Landing
(Maps 37, 38). This site adjacent to the Newport
Dunes
site is designated
for a mixture of "Recreational and Environmental
Open
Space"
and "Retail
and Service Commercial ". The upper portion of the
site
shall
be for public
recreation uses, with a view park and a bike path.
The
• lower portion of the site shall be used for visitor- serving commercial uses.
De Anza Mobile Hone Park (Maps 37, 65). The De Anza Mobile Hare Park area
is shown for "Recreational and Marine Commercial" on the waterfront portion of
the site and "Multi - family Residential" on the mobile here park portion of the
site. It is the intent of the City to preserve the mobile here park use as a
means of providing a variety of housing opportunities within the City. The
submerged areas and sandspit portions of the site are shown for "Recreational
and Environmental open Space ".
Ne�orter Inn (Maps 37, 38) . The Newporter Inn site has been designated
for 'Recreational and Marine Comercial" uses in order to pranote continuation
of the hotel use.
l l•' SIC UD,J.� Y G Ub G ! Nl Rin V.7-ON N:4
Newporter North (Maps 38, 60). This site, located on Jamboree Road
northerly of the Newporter Inn, is designated for "Low- Density Residential"
uses at 4 DU's per buildable acre, with 25% of the allowable units
transferable to either Newport Center or North Ford at the option of the
property owner. The structures shall be clustered to aceonneodate
archaeological sites and marsh sites. A public bikeway /walkway is proposed
for this site. Any development of this site shall be sited and designed to
adequately protect and buffer the envirorn entally sensitive area(s) on this
site.
Mouth of Big Canyon (Map 39). The Mouth of Big Canyon is shown on the LCP
Land Use Plan as "Recreational and Environmental open Space."
Allowable uses include: passive open space uses including marsh restorations;
active open -space park areas; and gravity sewer lines and /or pump stations
with appurtentant facilities. Any development of this site shall be sited and
designed to adequately protect and buffer the environmentally sensitive
area(s) on this site.
During the implementation phase of the LCP, the City and the landowner shall
develop a mechanism for obtaining dedication of the Mouth of Big Canyon to the
appropriate public agencies, including consideration of the following:
a. The granting of park credits to the landowner for those portions
of the Mouth of Big Canyon meeting the usability criteria of the
park Dedication Ordinance. Park credits would not apply to
residential sites where neighborhood parks have already been
designated in the Recreation and open Space Element of the General
Plan (e.g., Castaways and Newporter North).
b. The City of Newport Beach shall initiate a General Plan Amendment
and Planned Community Amendment to designate for residential
development a portion of the Big Canyon Planned Community located
southwesterly of the intersection of Ford Road and MacArthur
• 45
•
•
Boulevard. The precise boundaries of the site, appropriate
density, and design of the residential development will be
determined through appropriate environmental documentation. The
proposed ten acres for residential development shall not exceed
ten DU's per buildable acre.
Eastbluff Remnant (Map 40). The Land Use Element of the Newport Beach
General Plan designates this area for "Law-- Density Residential" at 4 DU's per
buildable acre to be transferred to Newport Center. This leaves the site to
function as open space, as shown on the LCP Land Use Plan. Any development of
this site shall be sited and designed to adequately protect and buffer the
environmentally sensitive area(s) on this site.
San Diego Creek (Map 44). This site is designated for "Retail and Service
Commercial" with a limit of 52,727 square feet on the northerly 12 acres and
"General Industry" with a limit of 204,732 square feet on the southerly 47
acres. Permitted uses on either of these areas include "Park and Ride"
facilities and a temporary dredge spoil disposal site.
Jamboree and MacArthur (Map 66). This four -acre site is designated for
"Govenywntal, Educational and Institutional Facilities" for Public Works
Reserve, with allowable use as a freeway loop ramp and /or a park- and -ride
facility. The site would have a secondary alternate land use of "Retail and
Service Commercial" and "Administrative, Professional and Financial
Commercial" uses with density limitations to be established in the P.C.
Development Plan. The alternate land use will be permitted if the primary use
designated proves infeasible as determined by the City Council.
Westbay (Maps 29, 30). The Westbay site is a large vacant parcel adjacent
to the Upper Newport Bay Ecological Reserve at Irvine Avenue. Most of the
area is designated for a mixture of "Recreational and Environmental Open
Space" uses and "Low- Density Residential" uses at 4 DU's per buildable acre,
with 758 of the allowable units transferred to Newport Center.
Since a substantial portion of the allowable development has been transferred
off the site, and due to the environmentally sensitive, nature of portions of
the site, the LCP land use designation shows this mixture to reflect the fact
that a great deal of the site will function as public open space.
The six-acre park site is shown for a mixture of "Recreational and
Environmental Open Space" and "Government, Educational and Institutional
Facilities" to acccm cdate the possibility of a natural history museum . with
possible joint use as an interpretive center for the Upper Newport Bay
Ecological Reserve.
A public bikeway /walkway
is
shown for the
Westbay
site, but
careful
consideration shall be
given
at the time
it is
developed
to the
environmentally sensitive
nature
of the site in
locating
the accessway. Any
development which occurs
shall
be located in
order to
preserve
sensitive
habitat areas located on
the
site. Views from Irvine Avenue
shall be
maximized.
Any development of this site shall be sited and designed to adequately protect
and buffer the environmentally sensitive area(s) on this site.
M.
North Star Beach (Maps 27, 38) . The area known as North Star Beach is
shown for "Recreational and Environmental. Open Space" on the LCP Land Use
Plan. . It is desirable that the site be improved to provide a higher-quality
beach. Also, any signs which label the beach as private shall be removed and
• appropriate signs showing the public nature of the area shall be provided.
Castaways (Maps 26, 65). The southerly five acres of this site are
designated "Retail and Service Commercial," with no hotels or motels
permitted. No change to the existing church site is contemplated, so it is
shown for "Governmental, Educational and Institutional Facilities." The
remaining 60 acres are designated "Law-Density Residential" at 4 DU's per
buildable acre. A public bikeway /walkway is to be provided in the blufftop
setback area, with access from Dover Drive and /or Westcliff Drive. A new
church facility shall be permitted within the "Loa- Deniity Residential" land
use designation. This development shall incorporate a public park and viewing
area, including adequate parking. Any development on this site shall be sited
and designed to adequately protect and buffer the environmentally sensitive
area(s) on this site.
Upper Newport Bay Ecological Reserve (Maps 28, 30, 36, 38, 40, 42, 60) .
This area is designated for "Recreational and Environmental Open Space." The
City shall continue to work closely with the State Department of Fish and Cane
to develop a management plan for the Upper Newport Bay Ecological Reserve for
future inclusion in the Newport Beach Local Coastal Program. In the
Ecological Reserve, the only permitted uses are nature study and restoration.
• 47
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