HomeMy WebLinkAbout88-100 - General Plan Amendment 87-1A Land Use ElementRESOLUTION NO. 88 -100
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT
BEACH ADOPTING THE LAND USE ELEMENT OF THE NEWPORT BEACH
GENERAL PLAN, AS WELL AS AMENDMENTS TO THE LOCAL COASTAL
PROGRAM, LAND USE PLAN, THE RECREATION AND OPEN SPACE
ELEMENT AND THE HOUSING ELEMENT TO INSURE INTERNAL
CONSISTENCY [GENERAL PLAN AMENDMENT 87 -1 (A)]
WHEREAS, Section 707 of the Charter of the City of Newport Beach
provides that the City Council, upon recommendation of the Planning Commis-
sion, may amend the General Plan, or any part or element thereof; and
WHEREAS, as part of the development and implementation of the
Newport Beach General Plan the Land Use Element has been prepared; and
WHEREAS, said element of the General Plan sets forth policies,
implementing procedures and limitations for development in the City of
Newport Beach; and
WHEREAS, said element of the General Plan designates the distribu-
tion, location and extent of the uses of land and building intensities in a
number of ways, including residential land use categories, dwelling unit
limits, lot size requirements, subdivision standards and population projec-
tions, commercial floor area limitations and floor area ratio standards; and
WHEREAS, the Land Use Element describes already developed parts of
the City, and sets forth standards for intensification of these areas, and
also sets forth development limits for undeveloped areas of the City; and
WHEREAS, the development limits contained in the plan are based on
comprehensive existing land use data gathered on a parcel -by- parcel basis;
and
WHEREAS, the Land Use and Circulation Elements are correlated as
required by California planning law in that these elements are based on
comprehensive traffic studies which utilize state -of- the -art modelling
techniques to insure the highest possible level of correlation between the
two elements; and
• WHEREAS, the provisions and policies of the Land Use and Circula-
tion Elements are further implemented by the traffic analysis procedures of
the Traffic Phasing Ordinance and the implementation programs of that
Ordinance and the Fair Share Traffic Contribution Fee Ordinance: and
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WHEREAS, public services are adequate to serve the development
envisioned by the Land Use Element in the areas of police, fire, paramedic,
schools, utilities and recreational and park facilities; and
WHEREAS, the Land Use Element includes specific discussion of all
areas of the City of Newport Beach and its planning area; and
• WHEREAS, the plan includes some changes from the previous Land Use
Element for specific sites which have been incorporated into the plan; and
WHEREAS, this plan now designates certain sites owned by The
Irvine Company for Recreational and Environmental Open Space, including
Newporter Knoll and portions of Bayview Landing, Newport Village and
Newporter North, which is in partial consideration for the establishment of
specific development allocations on San Diego Creek North, San Diego Creek
South, the AT &T site, Newporter Resort, Newport Village, Civic Plaza,
PCH /Jamboree, Jamboree /MacArthur and Bayview Landing; and
WHEREAS, the adoption of the new Land Use Element requires amend-
ments to the Local Coastal Program, Land Use Plan, the Recreation and Open
Space Element and the Housing Element, consistent with the specifics of the
Land Use Element; and
WHEREAS, prior to and during the development of the Land Use
Element, the City undertook an extensive program of public participation,
including the Mayor's Outreach Program and business and community associa-
tion meetings; and
WHEREAS, pursuant to Section 707 of the Charter of the City of
Newport Beach, the Planning Commission has held a public hearing and taken
public testimony over the course of five meetings to consider the Land Use
Element of the Newport Beach General Plan, and has recommended approval of
said element to the City Council; and
WHEREAS, the City of Newport Beach prepared a final Environmental
Impact Report (EIR) for the project in compliance with the California
Environmental Quality Act (CEQA) and the State CEQA Guidelines; and
WHEREAS, the City Council has reviewed and considered the informa-
tion contained in the certified final EIR in making its decision on the Land
Use Element of the Newport Beach General Plan; and
WHEREAS, the City Council desires to adopt the Land Use Element of
the Newport Beach General Plan; and
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WHEREAS, the amendments to the Land Use Element substantially
reduce the residential and commercial densities permitted on properties
throughout the City and, out of fairness to property owners that are
currently processing projects in reliance on prior designations, projects
for which plans have been submitted to the Building Department prior to the
• effective date of this resolution should be permitted; and
WHEREAS, there are relatively few projects in plan check as of the
effective date of this resolution that are inconsistent with the densities
and designations in the Land Use Element, and these few projects will not
significantly affect the growth or traffic: projections that form the basis
of the Land Use and Circulation Elements; and
WHEREAS, the City Council by this Resolution adopts the Statement
of Facts and Statement of Overriding Considerations as required by Sections
15091 and 15093 of the State CEQA Guidelines; and
WHEREAS, Section 21002.1 of CEQA and Section 15091 of the State
CEQA Guidelines require that the City Council make one or more of the
following Findings prior to the approval of a project for which an EIR has
been completed, identifying one or more significant effects of the project,
along with Statements of Facts supporting each Finding:
FINDING 1 - Changes or alterations have been required in, or
incorporated into, the project which mitigate or avoid the
significant environmental effects thereof as identified in the
EIR.
FINDING 2 - Such changes or alterations are within the responsi-
bility and jurisdiction or another public agency and not the
agency making the Finding. Such changes have been adopted by such
other agency or can and should be adopted by such other agency.
FINDING 3 - Specific economic, social or other considerations make
infeasible the mitigation measures or project alternatives
identified in the EIR; and
WHEREAS, Section 15092 provides that the City shall not decide to
• approve or carry out a project for which an EIR was prepared unless it has
(A) Eliminated or substantially lessened all significant effects
on the environment where feasible as shown in the findings under
Section 15091, and
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(B) Determined that any remaining significant effects on the
environment found to be unavoidable under Section 15091 are
acceptable due to overriding concerns as described in Section
15093; and
WHEREAS, Section 15093 (a) of the State CEQA Guidelines requires
• the City Council to balance the benefits of a proposed project against its
unavoidable environmental risks in determining whether to approve the
project; and
WHEREAS, Section 15903 (b) of the State CEQA Guidelines requires,
where the decision of the City Council allows the occurrence of significant
effects which are identified in the EIR but: are not mitigated, the City must
state in writing the reasons to support its action based on the EIR or other
information in the record.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Newport Beach that:
1. The City Council makes the Findings contained in the State-
ment of Facts with respect to significant: impacts identified in the Final
EIR, together with the Finding that each fact in support of the Finding is
true and based upon substantial evidence in the record, including the Final
EIR. The Statement of Facts is attached hereto as Exhibit 1 and incorpor-
ated herein by this reference as if fully set forth.
2. The City Council finds that the Facts set forth in the
Statement of Overriding Considerations are true and supported by substantial
evidence in the record, including the Final EIR. The Statement of Overrid-
ing Considerations is attached hereto as Exhibit 2 and incorporated herein
by this reference as if fully set forth.
3. The City Council finds that the Final EIR has identified all
significant environmental effects of the project and that there are no known
potential environmental impacts not addressed in the Final EIR.
4. The City Council finds that all significant effects of the
project are set forth in the Statement of Facts.
• 5. The City Council finds that although the Final EIR identifies
certain significant environmental effects that will result if the project is
approved, all significant effects that can be feasibly avoided or mitigated
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have been avoided or mitigated by the imposition of mitigation measures as
set forth in the Statement of Fact and the Final EIR.
6. The City Council finds that potential mitigation measures and
project alternatives not incorporated into the project were rejected as
infeasible, based upon specific economic, social and other considerations as
• set forth in the Statement of Facts and the Final EIR.
7. The City Council finds that the unavoidable significant
impact of the project, as identified in the Statement of Facts, that has not
been reduced to a level of insignificance has been substantially reduced in
impact by the imposition of Conditions on the approved project and the
imposition of mitigation measures. In making its decision on the project,
the Planning Commission has given greater weight to the adverse environmen-
tal impact. The City Council finds that the remaining unavoidable signifi-
cant impact is clearly outweighed by the economic, social and other benefits
of the project, as set forth in the Statement of Overriding Considerations.
8. The City Council finds that: the Final EIR has described all
reasonable alternatives to the project that could feasibly attain the basic
objectives of the project, even when those alternatives might impede the
attainment of other project objectives and might be more costly. Further,
the City Council finds that a good faith effort was made to incorporate
alternatives in the preparation of the draft EIR and all reasonable alterna-
tives were considered in the review process of the Final EIR and ultimate
decisions on the project.
9. The City Council finds that the project should be approved
and that any alternative to this action should not be approved for the
project based on the information contained in the Final EIR, the data
contained in the Statement of Facts and for the reasons stated in the public
record and those contained in the Statement: of Overriding Considerations.
10. The City Council finds that a good faith effort has been made
to seek out and incorporate all points of view in the preparation of the
Draft and Final EIR as indicated in the public record on the project,
. including the Final EIR.
11. The City Council finds that during the public hearing process
on the General Plan update, the Environmental Impact Report evaluated a
range of alternatives. The project, as approved by this action, is included
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in that range of alternatives. The City Council has considered the recom-
mendation of the Planning Commission in its decision on the project.
BE IT FURTHER RESOLVED by the City Council of the City of Newport
Beach that an amendment to the General Plan rescinding the General Policy
Report (adopted March 13, 1972, as amended September 9, 1985) and the Land
Use Element (adopted February 11, 1985, as amended); and adopting the Land
Use Element with related provisions and requirements as completely described
and attached hereon as Exhibit 3, as well as all amendments to the Local
Coastal Program, Land Use Plan, the Recreation and Open Space Element and
the Housing Element necessary to insure internal consistency, is adopted.
BE IT FURTHER RESOLVED that this resolution shall be effective
immediately, provided, however, the City shall not refuse to issue building
permits, on the basis of General Plan inconsistency, with respect to any
project for which plans had been submitted to the Building Department or
Planning Department for building permit or approval -in- concept prior to the
effective date of this resolution, and provided further that the applicant
diligently processes the plans and provides the Building and Planning
Departments with all necessary information preliminary to the issuance of a
building permit or approval -in- concept.
All of the above information has been and will be on file with the
Planning Department, City of Newport Beach, City Hall, 3300 Newport Boule-
vard, Newport Beach, California 92658 -8915, (714) 644 -3225.
ADOPTED this 24th day of Octob,ar , 1988.
ATTEST:
CITY CLERK
PLT/WP
WP \CC \GPA87- lA.RS1
EXHIBIT 1
CEQA STATEMENT OF FINDINGS AND FACTS
GENERAL PLAN UPDATE
ENVIRONMENTAL IMPACT REPORT
SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED IF THE PROJECT IS
IMPLEMENTED, FINDINGS WITH RESPECT TO SAID EFFECTS AND STATEMENT OF FACTS IN
• SUPPORT THEREOF, ALL WITH RESPECT TO THE
CERTIFICATION OF AN
ENVIRONMENTAL
IMPACT REPORT AND APPROVAL OF GENERAL
PLAN AMENDMENT 87 -1
(A)
AND (E)
(AMENDMENTS TO LAND USE AND CIRCULATION
ELEMENTS), LOCAL COASTAL
PROGRAM
AMENDMENT NO. 13, AND MINOR REVISIONS TO
RECREATION AND OPEN
SPACE
ELEMENT
AND HOUSING ELEMENT. CITY OF NEWPORT BEACH, CALIFORNIA.
BACKGROUND
The California Environmental Quality Act (CEQA) and the State CEQA Guide-
lines (Guidelines) promulgated pursuant thereto provide:
"No public agency shall approve or carry out a project for which
an EIR has been completed which identifies one or more significant
environmental effects of the project unless the public agency
makes one or more written findings for each of those significant
effects accompanied by a brief explanation of the rationale for
each finding. The possible findings are:
1. Changes or alterations have been required in, or incorporated
into, the project which avoid or substantially lessen the
significant environmental effect as identified in the Final
EIR.
2. Such changes or alterations are within the responsibility and
jurisdiction of another public agency and not the agency
making the finding. Such changes have been adopted by such
other agency or can and should be adopted by such other
agency.
3. Specific economic, social, or other considerations make
infeasible the mitigation measures or project alternatives
identified in the Final EIR" (Section 15091 of the Guide-
lines).
The City of Newport Beach is considering approval of major revisions to the
Land Use and Circulation Elements of the Newport Beach General Plan. The
revisions to the Land Use Element involve establishment of various densities
and intensities of development citywide. The revisions to the Circulation
Element include modifications to the City's adopted Master Plan of Streets
and Highways as well as a reevaluation of the necessary roadway improvements
and funding sources available to the City of Newport Beach. Corresponding
amendments to the Local Coastal Program Land Use Plan (LCP) would be
approved to bring the provisions of the LCP with respect to permitted land
uses into conformance with the Land Use Element of the General Plan. Minor
revisions to the Recreation and Open Space Element and Housing Element of
the Newport Beach General Plan would also be approved in order to ensure
consistency with the Land Use Element. The net effect of the project is an
overall reduction in the anticipated intensity of development within the
City of Newport Beach.
Because the actions constitute a project under the State CEQA Guidelines,
the City of Newport Beach has prepared a program Environmental Impact Report
(EIR) (Ref. Section 15168 of the Guidelines). This EIR has identified
certain significant effects which may occur on a cumulative basis as a
result of implementation of the General Plan and anticipated regional
growth, including all existing development and reasonably foreseeable future
development. Further, the City desires to approve the General Plan Update
and, after determining that the EIR is complete and has been prepared in
accordance with CEQA and the Guidelines, the findings set forth are herein
made:
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Ultimate implementation of the General Plan will result in certain sig-
nificant unavoidable adverse impacts to the environment, as indicated below
and in the Final EIR. With respect to those impacts, the City Council of
Newport Beach makes the findings as stated on the following pages.
FINDINGS AND FACTS IN SUPPORT OF FINDINGS FOR
SIGNIFICANT ENVIRONMENTAL EFFECTS OF THE PROTECT
EFFECTS DETERMINED TO BE INSIGNIFICANT
Earth Resources
The project provides for no specific development project approval or
specific site development. No significant impacts on geology and soils, or
as a result of any geotechnical hazards are anticipated because all site
development - related effects of future development proposals will be subject
to project- specific environmental, engineering and design review according
to the adopted plans, policies and ordinances of the City of Newport Beach.
Water Quality
The project provides for a distribution of land uses similar to the existing
Land Use Plan and a net reduction in the overall intensity of development in
the city. The project provides for no specific development project approval
or specific site development. There are no anticipated significant effects
on water quality because all site development- related effects of future
development proposals will be subject to project- specific environmental,
engineering and design review according to the adopted plans, policies and
ordinances of the City of Newport Beach.
Plant and Animal Life
Because the project provides for a distribution of land uses similar to the
existing Land Use Plan, and further specifies the location of environmental
open space on specific parcels which previously lacked such definition, no
significant impacts on plant or animal life are anticipated. Furthermore,
the project provides for no specific development project approval or
specific site development. All site development - related effects of future
development proposals will be subject to project — specific environmental,
engineering and design review according to the adopted plans, policies and
ordinances of the City of Newport Beach.
Light and Glare
The project would not significantly change! the existing Land Use Plan map,
and consequently would not provide for introduction of new sources of light
and glare. The project provides for no specific development project
approval or specific site development. All. site development - related effects
of future development proposals will be subject to project- specific environ-
mental, engineering and design review according to the adopted plans,
policies and ordinances of the city of Newport Beach.
Land Use
Implementation of the Land Use Element would result in a distribution of
land uses similar to the existing General Plan. The Land Use Element would
result in a similar, but anticipated lower overall development intensity in
the City by the planning horizon year 201.0. No significant citywide land
use impacts are anticipated as a result of the project.
Natural Resources
Because the project provides for a distribution of land uses similar to the
existing Land Use Plan, and further specifies the location of environmental
open space and preservation of sensitive features on specific parcels which
previously lacked such definition, no significant impacts on natural
resources are anticipated. Furthermore, the project provides for no
specific development project approval or specific site development. All
site development - related effects of future development proposals will be
subject to project- specific environmental., engineering and design review
according to the adopted plans, policies and ordinances of the City of
Newport Beach.
Risk of Upset/Human Health
The project would result in a distribution of land uses similar to the
existing General Plan, with no significant increase in the amount of
industrial and research and development uses within the city. The project
provides for no specific development project approval or specific site
development. All site development - related effects of future development
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proposals will be subject to project - specific environmental, engineering and
design review according to the adopted plans, policies and ordinances of the
City of Newport Beach.
Population and Housing
The project is expected to accommodate an approximately 14 percent increase
in population and a commensurate increase in housing stock through the 20
year planning period, which is below the projected regional population
growth rate. No significant impacts on population and housing are expected,
reflecting the fact that approximately 95 percent of the community's land
area is currently developed.
Public Services and Utilities
The project provides for no specific development project approval or
specific site development. All site development- related effects of future
development proposals will be subject to project- specific review according
to the adopted plans, policies and ordinances of the City of Newport Beach.
No significant impacts on public services and utilities are anticipated.
Energy
The project provides for no specific development project approval or
specific site development. All site development- related effects of future
development proposals will be subject to project- specific review to imple-
ment applicable energy conservation measures according to the adopted plans,
policies and ordinances of the City of Newport Beach.
Aesthetics /Community Character
The project would not significantly change the existing Land Use Plan map,
or the established character of the existing communities of the City of
Newport Beach. The forecasted increase in commercial uses is a reflection
of anticipated community growth, and would not result in a significant
impact to the character of the planning area. Specific development propos-
als will be subject to subsequent project- specific review for consistency
with the established plans, policies and community design guidelines of the
City of Newport Beach.
Recreation
The project would result in a distribution of land uses similar to the
existing General Plan and anticipates a reduced overall growth rate in
population for the City of Newport Beach. No significant impacts on
recreational resources are anticipated.
Cultural Resources
The project further specifies the location for preservation of sensitive
cultural resources on specific parcels which previously lacked such defini-
tion. Furthermore, the project provides for no specific development project
approval or specific site development. All site development - related effects
of future development proposals will be subject to project- specific environ-
mental, engineering and design review according to the adopted plans,
policies and ordinances of the City of Newport Beach. Therefore, no
significant impacts on cultural resources are anticipated.
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EFFECTS DETERMINED TO BE MITICABLE TO LEVEL. OF INSIGNIFICANCE
Land Use
Significant Effect
Specific parcel designations contained in the Land Use Element are generally
consistent with either existing uses or existing use designations. Where
significant environmental effects may occur as a result of site specific
development proposals, subsequent site specific environmental review and
documentation will be required, according; to the City's existing adopted
procedures for implementation of the California Environmental Quality Act
(CEQA).
Finding
Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental
effect as identified in the Final EIR.
Facts in Support of Finding
The significant effect has been substantially lessened to a level of
insignificance by virtue of the provisions incorporated into the project as
proposed, and the Standard City Policies and requirements and Mitigation
Measures identified in the Final EIR and incorporated into the project.
These measures include the following:
1. The City of Newport Beach will continue to review all site
specific development proposals for consistency with the adopted
General Plan.
2. The City of Newport Beach will continue to fulfill its respon-
sibilities under CEQA in terms of reviewing all site specific
development proposals for potential significant environmental
impacts, requiring avoidance of significant impacts where feasi-
ble, and requiring implementation of feasible mitigation measures
to substantially reduce the significance of impacts.
Community Character
Significant Effect
Implementation of the Circulation Element could result in a significant
impact to community character at the proposed grade separation of the
northbound turn onto Jamboree Road from eastbound Coast Highway, depending
on the actual design of the improvement. However, without a grade separa-
tion of the intersection of Coast Highway and Jamboree Road, the cumulative
traffic analysis predicts the need for significant widening of Coast Highway
at the Jamboree intersection, which could have a more significant impact on
community character, pedestrian and bicycle circulation and urban design
that the single - movement grade separation.
Finding
Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental
effect as identified in the Final EIR.
Facts in Sl14Port of Findinas
• The significant effect has been substantially lessened to a level of
insignificance by virtue of the provisions incorporated into the project as
proposed, and the Standard City Policies and Requirements and Mitigation
Measures identified in the Final EIR and. incorporated into the project.
These measures include the following:
1. The potential for a significant impact on community character from
construction of the grade separation at Coast Highway and Jamboree
Road would be mitigated by a design that maintains the lowest
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profile possible, depressing the separated turn movement below
existing grade to the maximum extent feasible.
Future implementation of this street system improvement would be
subject to appropriate subsequent. environmental review.
OR)
EFFECTS WHICH CANNOT BE AVOIDED IF THE PROJECT IS IMPLEMENTED
The following effects are those determined by the City of Newport Beach to
be significant environmental effects which cannot be avoided if the project
is implemented. All significant environmental effects that can be feasibly
avoided have been eliminated or substantially lessened by virtue of mitiga-
tion measures identified in the Final EIR and incorporated into the project
as set forth above. The remaining, unavoidable significant effects are
acceptable when balanced against the facts set forth in the Statement of
Overriding Considerations made below, giving greater weight to the remain-
ing, unavoidable environmental effect.
Cumulative Traffic Impacts
Significant Effect
The traffic analysis identifies 30 intersections where the peak hour ICU
ratio would exceed .90. based on the Land Use Element (Modified Trend
growth) and the base case circulation system (i.e., existing Circulation
Element excluding University Drive extension and assuming four lanes for San
Joaquin Hills Road). An additional four intersections are identified as
having potential deficiencies during the peak hour (i.e., greater than 508
probability of exceeding .90 ICU). The Circulation element incorporates
improvements to the City's circulation system that substantially reduce the
forecasted peak hour intersection deficiencies, reducing the number of
intersections with peak hour ICU values in excess of .90 to seventeen
intersections. An additional two intersections are predicted to have
potential deficiencies.
Findings
1. Changes or alterations have been required in, or incorporated
into, the project which avoid or substantially lessen the sig-
nificant environmental effect as identified in the Final EIR.
2. Specific economic, social, or other considerations make infeasible
the mitigation measures or project alternatives identified in the
Final EIR (Section 15091 of the Guidelines).
Facts in Support of Findings
The- significant effect has been substantially lessened by virtue of the
provisions incorporated in the project as proposed, and the Standard City
Policies and Requirements and Mitigation Measures identified in the Final
EIR and incorporated into the project. These measures include the follow-
ing:
The mitigation measures incorporated into the project include those already
committed to implementation (i.e., base case circulation system), those
already included in the existing City Master Plan of Streets and Highways,
and modifications to the Mater Plan. The primary recommended network
improvements include the following:
1. Widening of Coast Highway along the section of Mariner's Mile to
six lanes with augmented intersection treatments. The section of
Coast Highway known as Mariner's Mile has inadequate capacity
under today's traffic volumes, and increased traffic in the future
will create significant deficiencies (the special analysis of this
section of Coast Highway indicated significant diversion to Cliff
Drive if future improvements are not made). This is a major
commercial activity corridor for the City, that carries both local
traffic and through traffic. To preserve this dual role in the
future, a full widening to six lanes is recommended, with aug-
mented intersections at major cross streets such as riverside.
2. Widening of Coast Highway to eight lanes between Dover Drive and
Jamboree Road. Because of the north -south barrier created by
Upper Newport Bay, this section of Coast Highway is the only east -
west route across the southern part of the City. To carry the
forecast traffic demands, it is recommended that it be widened to
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eight lanes from Dover to Jamboree. This will require widening
the bridge across Upper Newport Bay, or the addition of a separate
bridge to carry bike lanes. With these improvements, the capacity
is estimated to be adequate to carry the 2010 volumes projected
here. Beyond that time period, it may be necessary to consider
grade separation at Jamboree (and possibly Dover) if continued
increases in regional traffic occur.
3. Widen MacArthur Boulevard and Jamboree Road to eight lanes north
of Ford Road. The sections of these two highways from Ford to SR-
73 are shown to have inadequate capacity as six -lane major
arterials, and it is recommended that both be expanded to eight
lanes along these section.
4. Major intersection improvement projects at Campus Drive and
Bristol Street, and Birch Street and Bristol Street. The inter-
sections of Campus and Bristol are shown to have high traffic
volumes which are related to their role in connecting the high -
intensity office areas adjacent to the Airport with SR -73. It is
recommended that this be a special project area with alternative
solutions being sought that could range from major intersection
upgrading to possible grade- separation (including the intersec-
tions of Birch and Bristol).
5. Upgrade Irvine Avenue to a major arterial (six lanes) from Bristol
Street to University Drive. The intersections along Irvine Avenue
would benefit from increased capacity where Irvine Avenue ap-
proaches the Airport industrial complex.
6. Widen Campus Drive to six lanes from Bristol Street to MacARthur
Boulevard. The area adjacent to the airport is shown to have
significant deficiencies. Some of the intersections are shared
with the City of Irvine, and are being studied by the City as part
of a comprehensive study of the ]Irvine Business Complex (IBC). It
is recommended that this be a special circulation focus area with
improvements developed in conjunction with the City's IBC improve-
ment program. Transportation System Management strategies should
also be implemented here as a means of reducing peak hour travel
demands.
7. Widen Birch Street /Mesa Drive to four lanes from Irvine Avenue to
Bristol Street. Upgrading of Birch /Mesa south of Bristol to four
lanes would divert some traffic from Campus, and is recommended as
part of the improvement plan. The actual alignment of this
improvement is subject to the precise alignment study and EIR to
determine the connection between Mesa Drive and Birch Street.
8. Specific intersection treatments at selected locations, including
a possible future grade - separated intersection (i.e., interchange)
at Coast Highway and Jamboree, and improvement of the existing
grade- separated intersection at Coast Highway and Newport Boule-
vard.
Although the Circulation Element and Master Plan of Streets and Highways
substantially reduce forecasted significant traffic impacts for the year
2010 conditions, significant peak hour deficiencies are not eliminated for
17 of the 57 critical intersections evaluated by the traffic impact analy-
sis. However, trips internal to the Newport Beach planning area are
predicted to cause only one of the critical intersections to exceed .90 ICU
during the peak hour, indicating that the regional contribution to the
cumulative traffic burden is the predominant factor in the significant
cumulative traffic impact.
The remaining unavoidable significant effect is acceptable when balanced
against facts set forth in the Statement of Overriding Considerations and in
view of the fact that the impact identified is considered significant only
on a cumulative basis, resulting from all existing development and future
development envisioned by the Land Use Plan, as well as anticipated regional
growth.
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Cumulative Air Quality Impacts
Significant Effect
The traffic associated with the project (Modified Trend Growth) and Trend
Growth (existing General Plan) land use alternatives would reduce existing
significant air quality impacts during the peak hour from 13 to nine
intersections within the City boundaries. However, the projected sig-
nificant air quality impact at nine intersections would remain an un-
avoidable impact of the cumulative contribution of regional traffic and
future community development. None of the four major circulation system
alternatives would effect a significant reduction in peak hour CO levels at
the affected intersections.
Findings
1. Changes or alterations have been required in, or incorporated
into, the project which avoid or substantially lessen the sig-
nificant environmental effect as identified in the Final EIR.
2. Specific economic, social, or other consideration make infeasible
the mitigation measures or project alternatives identified in the
Final EIR (Section 15091 of the Guidelines).
Facts in Support of Findings
The significant effect has been substantially lessened by virtue of the
provisions incorporated into the project as proposed, and the Standard City
Policies and Requirements and Mitigation Measures identified in the Final
EIR and incorporated into the project. These measures include the follow-
ing:
1. The regional air quality effects of the project and significant
localized air quality impacts may be further reduced by implemen-
tation of the recommended intersection and street, system improve-
ments contained in the Circulation element.
2. The regional air quality effects of the project and significant
localized air quality impacts may also be further reduced by the
anticipated trip reductions that will occur as a result of the
refined project provisions for correlation of development inten-
sity and vehicle trip generation rates.
3. The project provides for future implementation of transportation
control measures (TCMs) applicable or feasible for the City of
Newport Beach, such as TCMs that: could be implemented at employ-
ment centers throughout the City, including area -wide carpooling
and vanpooling, modified work schedules, and park and ride
facilities. The Circulation Element contains a comprehensive
bicycle lane component to encourage bicycle transportation within
the City. Additional TCMs that may apply to the City of Newport
Beach and would be implemented as appropriate, include signal
synchronization, parking management programs, development incen-
tives for developer participation in TCM programs, and pedestrian
facility improvements.
The remaining unavoidable significant effect is acceptable when balanced
against facts set forth in the Statement of Overriding Considerations and in
view of the fact that the impact identified is considered significant only
on a cumulative basis, resulting from all existing development and future
development envisioned by the Land Use Plan, as anticipated regional growth.
Cumulative Noise Impacts
Significant Effect
Most roadway segments that are currently impacted by high traffic noise
levels are expected to remain heavily impacted with any alternative. On a
system -wide basis, there are no significant differences in the various 2010
land use or street network alternatives, although fewer street segments
15
would exceed 75 CNEL under the No Growth alternative. Certain roadways,
notably San Miguel, San Joaquin Hills Road, and Spyglass Hill, will ex-
perience a major noise increase compared to today under any alternative.
There is no significant difference between the traffic noise levels as-
sociated with implementation of the recommended circulation system compared
to the currently adopted base case circulation system. Individual links may
benefit from specific intersection or facility improvements at specific
locations, but even with the recommended system improvements, the number of
links which show significant differences among the various 2010 cases is
less than five (5) out of the total 167 links studies (i.e., 3%).
Findings
1. Changes or alterations have been required in, or incorporated
into, the project which avoid or substantially lessen the sig-
nificant environmental effect as identified in the Final EIR.
2. Specific economic, social, or other considerations make infeasible
the mitigation measures or project alternatives identified in the
Final EIR (Section 15091 of the Guidelines).
Facts in Support of Findings
The significant effect has been substantially lessened by virtue of the
provisions incorporated into the project as proposed, and the Standard City
Policies and Requirements and Mitigation Measures identified in the Final
EIR and incorporated into the project. These measures include the follow-
ing:
1. Although the minor additional increases in existing significant
traffic noise levels along the City's major streets and arterials
are unavoidable on a system -wide basis, the City will continue to
require site specific noise mitigation for future development as
means of mitigating site specific significant noise impacts.
2. The City of Newport Beach enforces community noise standards in
all new construction for residential and commercial uses. No new
residential development is allowed in areas of 65 CNEL or greater
unless sound levels in outdoor living areas can be attenuated to
65 CNEL and interior sound levels (with windows closed) are
attenuated to 45 CNEL. The corresponding interior sound level
standard for commercial uses is 55 CNEL.
The remaining unavoidable significant effect is acceptable when balanced
against facts set forth in the Statement of Overriding Considerations and in
view of the fact that the impact identified is considered significant only
on a cumulative basis, resulting from all existing development and future
development envisioned by the Land Use Plan, as well as anticipated regional
growth.
16
PROJECT ALTERNATIVES
The Draft EIR evaluated alternatives for the project. The project selected
is within the range of alternatives analyzed, and has similar environmental
effects although those effects are anticipated to be lessened by refinements
to the project. The project was modified during the course of public review
through a series of actions including, but not limited to, those listed
below:
1.
The
City staff
analysis of
the
project.
2.
The
responses
to the Notice
of
Preparation.
3. The responses to the Non - Statutoxy Advisements.
4. The comments on the Draft EIR.
5. The testimony at the public hearings on the project and EIR held
before the City of Newport Beach Planning Commission and City
Council.
6. The data in the Final EIR.
Findings
1. The refined project has been accomplished in a manner so as to
provide the greatest public involvement in the planning and CEQA
process.
2. The process has developed a project which is in substantial
conformance with that described in the Notice of Preparation and
for which the EIR was prepared.
3. The Certified Final EIR indicates all refinements which have been
incorporated in the project.
4. The mitigation measures and standard City policies have been made
a part of the refined project.
5. The following provides a brief description of project alterna-
tives.
6. The alternatives were rejected in favor of the current project
proposal.
7. The Rationale for rejection of each alternative is provided below.
B. The rejection rationale is supported by the public record includ-
ing, but not limited to, the Certified Final EIR.
17
NO PROJECT ALTERNATIVE
The No Project Alternative is defined as no change from the existing General
Plan, which is characterized by Trend Growth land use projections and the
existing Circulation Element and existing Master Plan of Streets and
Highways.
Findings
Specific economic, social or other considerations make infeasible the No
Project Alternative described in the Final EIR in that:
1. The No Project Alternative is not environmentally superior to the
project. It would not eliminate, avoid or reduce the impacts of the
project, and would in fact cause similar or greater significant
environmental impacts than the project:.
2. Traffic. The significant cumulative traffic impacts identified for the
project would be worsened by the facts that No Project Alternative
would result in higher land use intensities and corresponding trip
volumes than the project, and the No Project Alternative does not
provide for the mitigating circulation system improvements of the
project.
3. Air Quality. The significant cumulative air quality impacts identified
for the project are predicted to be approximately the same for, and
would not be improved by the No Project Alternative because the No
Project Alternative does not provide for the additional emissions
reductions anticipated with implementation of the mitigating circula-
tion system improvements of the project.
4. Noise. The significant cumulative noise impacts identified for the
project are predicted to be approximately the same for, and would not
be improved by the No Project Alternative because the No Project
Alternative does not provide for the additional noise reductions
anticipated with implementation of the mitigating circulation system
improvements of the project.
5. The No Project Alternative allows a greater intensity of future
development in the City of Newport Beach than allowed by the project,
which is counter to the policy and intention of the City to limit
future development to the extent it can be balanced with the future
circulation system.
18
h( 171)�Vdn]ySId2Yi13MY�:7:kVW� +hI
The No Development Alternative (also known as the No Growth Alternative) is
defined as no further development in the City of Newport Beach beyond
existing intensities of use, which is characterized by No Growth land use
projections and the existing Circulation Element and Master Plan of Streets
and Highways.
Findings
Specific economic, social or other considerations make infeasible the No
Development Alternative described in the Final EIR in that:
1. The No Development Alternative is not environmentally superior to the
project. It would not eliminate, avoid or substantially reduce the
impacts of the project. Under the No Development Alternative, the City
of Newport Beach would continue to experience significant traffic, air
quality and noise impacts as a result of the effects of regional growth
and the development of neighboring communities.
2. Significant adverse traffic, air quality and noise impacts predicted
for the No Development Alternative in the Draft EIR are anticipated to
be worsened by the facts that:
a. The No Development Alternative would not provide for, and could
not support completion of the circulation system improvements iden-
tified in the existing Master Plan of Streets and Highways, and
b. The No Development Alternative would not provide for, and could
not support the additional mitigating circulation system improvements
included in the project.
3. Some additional community development, as provided by the project, is
necessary to protect individual property rights and to protect the City
from inverse condemnation, both of which would be negatively affected
by the No Development Alternative.
4. The No Development Alternative would endanger the City's economic
vitality, preventing normal growth of the City's tax base and limiting
the City's ability to provide basic public services, public improve-
ments and infrastructure.
19
CIRCUTATION SYSTEM ALTERNATIVES
Four street network alternatives were analyzed to determine the effects of
local circulation changes on levels of service at critical intersections.
The alternatives to the circulation system identified by the Master Plan of
Streets and Highways include:
1. Deletion of the extension of Culver Drive between its terminus at
Bonita Canyon Road and the northerly junction of Pelican Hill Road
at the San Joaquin Hills Transportation Corridor (SJHTC);
2. Deletion of the Ford Road interchange with SJHTC;
3. Deletion of San Joaquin Hills Road between Pelican Hill Road and
the SJHTC; and
4. Increase the capacity of San Joaquin Hills Road from four lanes to
six lanes.
Based on the analysis presented in the Draft EIR and the supporting traffic
study, the project incorporates the first circulation system alternative,
deleting the extension of Culver Drive between its terminus at Bonita Canyon
Road and the northerly junction of Pelican Hill Road at the SJHTC from the
Master Plan of Streets and Highways.
Findings
Specific economic, social or other considerations make infeasible the
remaining three Circulation System Alternatives described in the Final EIR
in that:
1. The Ford Road connection to the San Joaquin Hills Transportation
Corridor (SJHTC) and the San Joaquin Hills Road extension to the SJHTC
are necessary because deletion of either would cause increases in
traffic and traffic - related impacts on other parts of the City's
circulation system.
2. Deletion of the Ford Road connection to the SJHTC and the San Joaquin
Hills Road extension to the SJHTC would not mitigate or reduce any of
the significant adverse cumulative environmental impacts identified in
the Final EIR.
3. That the Ford Road connection to the San Joaquin Hills Transportation
Corridor (SJHTC) and the San Joaquin Hills Road extension to the SJHTC
will be designated as routes subject further study to allow for the
realignment of Ford Road northerly of its current location, the
indirect connection of San Miguel Drive between old and new Ford Road,
and the timing of the completion of San Joaquin Hills Road with
required public hearings.
4. Increasing the capacity of San Joaquin Hills Road to six lanes would
not significantly improve the operating capacity of the overall street
system, and" the existing four -lane designation would provide adequate
capacity on the street through the planning horizon year 2010.
Therefore, the expense of such a capacity increase is not justified.
EXHIBIT 2
STATEMENT OF OVERRIDING
The California Environmental Quality Act requires a public agency to balance
the benefits of a project against its unavoidable environmental risks in
determining whether to approve the project:. The City of Newport Beach has
determined that the unavoidable risks of this project are acceptable and are
clearly outweighed by specific social, economic and other benefits of the
project, giving greater. weight to the unavoidable environmental risks. In
making this determination, the following factors and public benefits were
considered or decisions made:
1. The project is a reduction in the overall intensity of land use
development allowed by the existing General Plan.
2. Notwithstanding the regulation of development intensity within the City
of Newport Beach by the project or the project alternatives, sig-
nificant cumulative traffic demands on the community circulation system
are unavoidable as a result of regional growth - related traffic on the
community's street system.
3. The project provides for orderly growth of the community at a level
consistent with the City's ability to implement and support the
necessary circulation system improvements to best accommodate local and
regional travel demands on the community's street system.
4. The project allows individual property owners a fair opportunity to
realize property value potential while balancing the level of allowable
community development with the overall community goals identified in
the General Plan.
5. The project provides an improved opportunity for the City to regulate
and monitor the level of community development commensurate with
implementation of necessary community circulation system improvements.
6. The project results in the correlation of the Land Use and Circulation
Elements.
7. The project provides for an adequate level of traffic service for the
development envisioned in the Land Use Element while still accommodat-
ing a significant portion of the traffic generated by the surrounding
region.
8. The project results in an equitable distribution of development rights
among the various commercial areas in the City.
9. The project results in significant reductions in commercial development
and some minor reductions in residential development in the City.
10. Some additional community development, as provided for by the project,
is necessary to protect individual property rights and to protect the
City from inverse condemnation litigation.
11. Some additional community development will allow
continued economic vitality and normal growth of the
ing the City's ability to provide basic public
improvements and infrastructure.
21
for the city's
tax base, preserv-
services, public
City of Newport Beach
General Plan
Land Use Element
Land Use Element
of the
City of Newport Beach
Adopted by the Newport Beach
City Council
Resolution No. ES -100
October 24,1!88
Table of Contents
Introduction Page i
The Amendment Process Page 1
City Council Proceedings Page 2
General Description of the Land Use Plan Page 3
Overall City Form ........... . .................. Page 3
Development Policies
Page 4
Major Land Use Plan Designations
Page 17
Major Land Use Proposals for Each Area
Page 23
Statistical Division A (West Newport Asea) ...............Page
23
Statistical Division B (West & Central Newport)
............Page 28
Statistical Division C (Lido Isle) ... . ..................Page
34
Statistical Division D (Balboa Peninsula Area)
............. Page 35
Statistical Division E (Balboa Island Area) ................
Page 38
Statistical Division F (Corona del Mar) ..................Page
39
Statistical Division G (Promontory Bay Area) .............. Page 48
Statistical Division H (Newport Heights Area) .............Page 49
Statistical Division J (Westcliff/Santa Ana Heights Area) .......Page 53
Statistical Division K (Eastbay Area) ...................Page 60
Statistical Division L (Jamboree Rd./MacArthur Blvd. Area) ..... Page 65
Statistical Division M (Harbor View Hills Area) ............Page 76
Statistical Division N (Downcoast Newport Beach Area) ........ Page 85
88
Statistical Divisions Map ......................... Page 89
Commercial Areas Map .......................... Page 90
Flood Hazard Map ............................. Page 91
Specific Area Plan Boundaries ...................... Page 92
Land Use Plan Map ..................... Available Separately
Other
Appendix (Newport Beach Downcoast) ........... Bound Separately
Introduction
The Land Use Element of the Newport Beach General Plan is a
long -range guide to the development of all lands within the New-
port Beach planning area, including both public and private
properties. The Land Use Element was first adopted in 1973. The
Land Use Element has been amended many times since its adop-
tion, but there has been no comprehensive review and update of
the development policies which are intended to guide the plan-
ning process or a comprehensive correlation of the permitted
land uses and the proposed circulation system.
In February, 1987, the City Council initiated amendments. The
focus of these amendments was an assessment of desired levels
of growth and correlating the Land Use Element and the Circula-
tion Element.
The process of correlating the Land Use and, Circulation Ele-
ments began with the designation of permitted land uses and
building density and intensity standards for all parcels of land
within the City's planning jurisdiction. The Iand Use Element is
a word picture of the community at build out. The Land Use Ele-
ment represents the desirable pattern for the ultimate, full
development of the City of Newport .Beach as determined at this
point in time. While the document is not a final picture of the
City of Newport Beach in the year 2010, it is an expression of what
is desired for the future based upon today's knowledge and cir-
cumstances. The Land Use Element is an outgrowth of a con-
tinuous planning process that includes ongoing research into new
ideas, and periodic review of the extent to which basic goals and
objectives have been achieved.
The comprehensive update of the General Plan began with an
identification of those issues considered to be of primary impor-
tance. The primary concern was to insure that the traffic
generated by the type and intensity of land uses within the City
when it was fully developed would not generate more traffic than
the ultimate circulation system could accommodate. There has
long been a consensus that the City should consist of a mix of
commercial and residential uses located and sized such that each
was compatible with, and served the interest of, the other.
However, there has been disagreement over the intensity of
development that should be permitted on any given site within
the City. Early in the process, staff identified certain alternative
densities, including trend growth, a City -wide .5 floor area ratio
limit, and a no project alternative (retain existing designations).
The evaluation of the various density and intensity limits was
based upon a desire to preserve property owner's rights, allow for
modest growth to insure economic vivaity, and to insure that traf-
fic generated by the use of land within the City could be accom-
modated by a circulation system that was not dominated by
extremely wide streets carrying traffic, and generating noise in-
consistent with surrounding residential communities.
The Land Use Element text focuses on issues identified early in
the amendment process. There has long been a consensus that
the charm and beauty of the residential "villages" in Newport
Beach should be preserved, and enhanced. The preservation and
protection of the bay and waterfront environment have been a
consistent goal of the City since its incorporation. These objec-
tives, and the policies and implementation measures necessary to
accomplish them, constitute the bulk of this element. This Land
Use Element places substantially greater restrictions on growth
than the previous plan. These growth limits are necessary to in-
sure the adequacy of current and proposed transportation
facilities. However, additional growth is permitted and this
growth is considered essential to the future of the City. Some ad-
ditional development is necessary to insure a healthy economy or
to encourage some redevelopment of property in the older sec-
tions of town, to preserve the rights of owners of residential and
ii
commercial property, and to provide a source for funding circula-
tion system improvements beyond the capacity of the City's
General Fund.
This Land Use Element seeks to preserve the beauty and charm
of the various unique residential neighborhoods, allow for growth
sufficient to maintain a healthy economy and preserve property
rights, and to preserve the unique marine environment that dis-
tinguishes Newport Beach from its neighbors. The land use pat-
terns and density /intensity standards within the element insure a
mix of commercial and residential uses that are located and sized
such that each is compatible with, and serves the interest of, the
other. The new density and intensity limits reflect a determina-
tion that the City will be sensitive, but not a slave, to the impact
of regional traffic on our internal circulation system.
I
1
I
I
iii
The Amendment Process
The goals, objectives and policies contained in this document were formulated through a
process similar to that recommended by the State: Office of Planning and Research (OPR-
Guidelines). Many of the basic goals and objectives, such as the preservation of the uni-
que residential neighborhoods have been developed in prior documents and form the basis
for the initial stage of issue identification. Land use decisions have been the focus of con-
troversy in the City of Newport Beach during the: 1980's. The longstanding public debate
on land use decisions helped determine the specific concerns of the community, identified
the relative importance of the concerns, and helped identify solutions to those concerns.
This public dialogue, since it occurred in the context of concrete land use decisions, made
it relatively easy to identify the goals, policies and objectives considered vital by various
segments of the community.
Goal and issue identification was accompanied b;y extensive data collection. City staff ob-
tained updated information as to existing development on all parcels of land within the
City of Newport Beach. This process required 6 months to complete, but resulted in a com-
prehensive and complete picture of Newport Beach today. While this data was being col-
lected, plans from other jurisdictions of similar size and location were reviewed and
evaluated. Recently prepared comprehensive; environmental assessments of major
projects presented to the City Council were also reviewed and analyzed.
In accordance with OPR Guidelines, these revisions to the Land Use and Circulation Ele-
ments were accompanied by a "rigorous examination" of all mandatory elements to insure
internal consistency. Recent amendments to the ]Housing and Recreation and Open Space
Elements were considered and policies in those documents have been reviewed for con -
sistency with this element. The extremely broad, but still relevant, policies of earlier docu-
ments have been incorporated with relatively few changes, and comprehensive, concrete
implementation measures have been developed to carry out those policies.
Beginning in February, 1988, the City sponsored the General Plan Outreach Program. The
Outreach Program consisted of a series of 25 meetings, each of which was well publicized
and well attended. Invitations were extended to every homeowners' association, business
organizations, environmental groups and individuals known to be interested in land use
planning or the future of the City of Newport Beach. Hundreds of people attended these
meetings. The Mayor, members of the City Council, and Planning Department staff were
present at each meeting. Staff gave a thorough presentation of the issues identified to date,
relevant data collected during the early stages of the process, and the various goals and ob-
jectives that had guided the City's planning process the past 15 years. The response from
the community was outstanding, and the comments and criticisms received during that
process were used by the City in revising the goals and determining the objectives of the
community.
Upon completion of the Outreach Program, a set of alternative plans was formulated, a
preferred project selected, and consultants began preparation of a comprehensive environ-
mental impact report. Preliminary drafts of the Land Use and Circulation Elements were
prepared and presented to the Planning Commission.
- 1 -
City Council Proceedings I
The City Council held three lengthy public hearings on the 1988 amendments to the Land
Use and Circulation Elements. The Council hearings followed five lengthy public hearings
before the Planning Commission and continuing staff contact and discussion with mem-
bers of the community who had expressed continents or concerns regarding the amend-
ments. The Council received the documents recommended by the Planning Commission,
the comprehensive staff reports, and copies of the environmental document well in ad-
vance of the first hearing.
The first hearing was held on September 26,1988, and testimony was taken on all facets of
the proposed amendments. The second public hearing, on October 10, 1988, resulted in _
"straw votes" resolving some of the major issues that had surfaced during the public hear-
ing process, such as appropriate residential densities on the peninsula and connections to
the San Joaquin Hills Transportation Corridor. During the final public hearing on October -
24, 1988, the Council took testimony on, and resolved, the remaining issues such as ap-
propriate floor area limits and above grade parking structures in commercial areas. The
City Council and Planning Commission received more than 30 hours of public testimony
during the amendment process.
On October 24, 1988, the City Council approved amendments to the Land Use iand Cir-
culation Elements after certifying the environmental document as complete and adequate
and making the findings required by the California Environmental Quality Act. The
amendments ensure consistency between the Land Use and Circulation Elements and
achieve the goals and objectives of the Council that were set when the amendment process
was initiated in 1987.
-2-
I
IGeneral Description of the Land Use Plan
I OVERALL CITY FORM
The City of Newport Beach has developed as a grouping of small communities or "villages,"
primarily due to the natural geographic form of the bay, which provides both physical
division and unity, in the sense of a common, shared resource. Many of the newer develop -
ments, located inland from the bay, have been based on a'Planned Community" concept,
resulting in a furtherance of the village form even where no major geographic division ex-
ists. The various villages provide for a wide variety of type and style of development, both
residential and commercial. The City includes lower density single family residential areas,
as well as more intensively developed residential beach areas. Commercial areas range
from master - planned employment centers to marine industrial and visitor commercial
areas. This wide range of development types provides both visual interest and community
diversity.
The Land Use Element proposes that the City build. on this existing "grouping of villages"
form and character, and, where possible, strengthen both the physical identity and func-
tional efficiency of this form through such means as:
1. Use of open space corridors and buffers;
2. Assuring harmonious groupings of land uses in each village area;
3. Encouraging the development of an individual character for each village area, rather
than attempting a city -wide, monotonous conformity;
4. Provision of neighborhood commercial centers to serve the village areas;
S. Provision for public and semi- public facilities (schools, parks, churches, etc.) to serve
Ieach village area;
6. Controlling residential development (as discussed herein and in the Housing Ele-
ment);
7. Controlling the intensity of commercial development.
The City shall encourage the formation of independent homeowners groups and associa-
tions within each of the villages that make up the City, and the City will cooperate with
such groups and their representatives for the improvement of the environment and physi-
cal facilities within its villages.
1 -3-
Development Policies
The primary objective of this Land Use Element is to provide for an orderly balance of
residential, retail, commercial and public service facilities located to insure easy and con-
venient access to basic services, with an emphasis on preserving and enhancing the unique
beauty, character, charm and quality of life found in the various residential and commer-
cial villages in the City of Newport Beach.
The policies and implementation measures necessary to achieve this objective are as fol-
lows:
Policy
A. The City shall provide for sufficient diversity of land uses so that schools, employment,
recreation areas, public facilities, churches and neighborhood shopping centers are in -
close proximity to each resident of the community. _
DISCUSSION 'w
The Land Use Element seeks to locate shopping centers recreational facilities and
other uses required of the public in close proximity to each resident of the community.
An appropriate mix of land uses will minimize traffic by reducing total vehicular miles
travelled. Reductions in peak hour traffic can be achieved through programs by
which employers, through subsidies or other incentives, encourage employees to
reside close to the place of employment. While such programs may be difficult to
develop and implement, they represent one of the limited number of potential solu-
tions to peak hour traffic problems and warrant further study.
Certain uses, such as senior citizen housing facilities, and recreational facilities, sup-
port community needs, but do not easily fit into one of the major land use categories.
These uses may be appropriate in any zoning district, subject to controls,, if traffic
generated by the project is no greater than the predominate use allowed ini the area,
will not otherwise adversely affect the health, safety or welfare of the community.
IMPLEMENTATION
1. Study and evaluate programs for the development of employee housing close
to the place of employment.
2. Permit certain land uses which support community needs, such as senior citizen
housing facilities and recreational facilities in any zoning district provided that
the proposed project does not generate more peak hour traffic than that which
would result from the designated land use at maximum density, and provided
further that, to the extent permitted by state law, the project is approved pur-
-4-
suant to a use permit to insure that arty unique characteristics of the structure
or use proposed for the property will not adversely affect adjoining or nearby
land uses.
3. City shall prepare specific area plans for the commercial/retail sections of Old
Corona del Mar, Old Newport Boulevard, and Central Balboa with the view
towards retention of uses that serve adjoining and nearby residential areas.
Policy
B. To insure redevelopment of older or underutilized properties, and to preserve the value
ofproperty, the f foorarea limits specified in the Land Use Element allowforsome modest
growth. To insure that traffic does not exceed the level of service desired by the City, vari-
able f ioor area limits shall be established based upon the trip generation characteristics
of the use or uses proposed for the site.
DISCUSSION
Traffic projections described and discussed in the report prepared by Austin Foust
are based upon the additional growth authorized in this Element and the trip genera-
tion characteristics of the various uses that make up the four major land use
categories. Analysis of existing development suggests that retail and commercial
areas typically generate 36 average daily trips for each 1,000 square feet of building
area.
Certain commercial and retail uses generate more average daily trips than others.
For example, restaurants and fast food outlets generate 6 to 10 times more P.M. peak
traffic than hotel or motel uses. General office more than 3 times the A.M. peak hour
traffic than restaurant uses. Minimarts generate more average daily trips than any
use, but the trips are spread out during the day with little impact on peak hour traf-
fic. To insure an appropriate mix of uses and to allow property owners greater in-
centive to engage in uses which are low traffic generators, floor area limits should be
Il based, within limits, on the trip generation characteristics of the use or uses proposed
for the site. However, the City must exercise strict control over both the size of the
structure and uses permitted to insure the trip generation characteristics of the
project do not exceed those anticipated for the 'base Floor Area Ratio" limits es-
tablished by this element.
I
IMPLEMENTATION
1.. The building intensity standards specified in this element establish a base floor
area ratio on properties within commercial areas and these limits shall be main-
tained except as provided in this policy.
2. The City shall establish variable floor area limits for specified areas of the City
based upon the trip generation characteristics of the use or uses proposed for
-5-
any particular parcel. The variable floor area ratio limits shall be based upon
the following criteria:
a. The "base FAR" sets a square footage amount for the site. This square
footage shall be factored by 60 trips per 1,000 square feet for daily traffic
and 3 trips per 1,000 square feet for peak hour traffic. These' factors shall
establish the'Traffic Generation Limit" for the site in question.
b. Any uses with higher traffic generation than 60 trips per 1,000 square feet
for daily traffic or 3 trips per 1,000 square feet for peak hour traffic would
be limited to a reduced FAR calculated prorata on trip generation charac-
teristics. The lowest floor area allowed by these two calculations shall
apply.
C. Only certain uses would be allowed to exceed the "base FAR" (excluding
office uses).
d. The "base FAR" can be exceeded up to a maximum FAR defined for each
specific area, if it can be demonstrated that the traffic generated from the
proposed use does not exceed the "traffic generation limit" either in terms
of total or peak hour trips. The increased FAR would be subect to:
1) Discretionary review by the City;
2) A finding that the building tenants would be restricted to the uses
upon which the traffic equivalency was based;
3) A finding that the increased FAR does not cause 'abrupt scale
relationships with the surrounding area; and
4) The recordation of a restrictive covenant which would bind future
owners to the low -trip generation uses which justified exceeding the
base FAR.
Policy
C. Commercial, recreation or destination visitor serving facilities in and around the harbor
shall be controlled and regulated to minimize traffic congestion and parking shortages,
to ensure access to the water for residents and visitors, as well as maintain the high quality
of life and the unique and beautiful residential areas that border the harbor.
DISCUSSION
Newport's bay and ocean beaches attract millions of visitors each year. The City's
policies with respect to public access to, and use of, the beach, bay, and the visitor -
serving facilities nearby are regulated primarily by provisions in the Land Use Plan
I
-6- r
of the Local Coastal Program. The policies in this element are to be interpreted and
implemented in a manner consistent with the provisions of the Local Coastal
Program.
The residents of Newport Beach have, for many years, expressed concern about heavy
summer weekend traffic, especially on Balboni Peninsula, and localized congestion
in and around the more intensely developed waterfront areas such as Lido Marina
Village and Mariner's Mile. Traffic congestion and the absence of available parking
makes it difficult for visitor and resident alike to access the beach and bay and enjoy
the many activities along the waterfront. The City intends to insure that visitor -serv-
ing facilities provide adequate offstreet parking to accommodate their customers and
clients and thereby insure as many parking spaces as possible will be available to the
public.
The City has also embarked upon a program to insure the highest quality of water in
the bay and along our ocean beaches. Newport Harbor is heavily used by recreation-
al boaters and this, combined with a rapid increase in commercial activities, has
created both congestion within the Harbor and increased the potential for discharge
n of human waste directly into the bay. Efforts to minimize the potential for discharge
+� of human waste into the Bay and to control commercial operations to insure a
pleasant environment for visitors and residents must continue and intensify if the
need arises.
IMPLEMENTATION
1. Residential and commercial structures (except piers and docks used exclusively for
berthing of vessels) shall not be permitted to encroach beyond the bulkhead line.
2. The City shall maintain, to the maximum extent permitted by law, control over com-
mercial activities conducted in the harbor to ensure, among other things, that such
businesses provide adequate parking to accommodate their customers and clients
and provide adequate marine sanitation facilities to minimize pollution of the bay.
Regulations shall extend to all businesses, whether or not operating from a fixed place
of business.
3. The City shall establish restrictions on the number of persons permitted to live aboard
vessels assigned to moorings installed over City tidelands. The City shall also con-
sider the adoption of ordinances regulating or restricting the number of commercial
]M activities conducted on the waters of Newport. Bay if and when problems associated
g with such activity, such as parking, marine sanitation and noise adversely affect the
quality of the marine environment.
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D. The siting of new buildings and structures shall be controlled and regulated to insure, to
the extent practical, the preservation of public views, the preservation of unique natural
resources, and to minimize the alteration of natural landforms along bluffs and cliffs.
DISCUSSION
Newport Beach has developed around and along extremely unique and valuable land
forms and resource areas. The City's charm and character, as well as', the value of
residential and commercial property, are all tied to preserving, protecting, and en-
hancing Upper and Lower Newport Bay, the oceanfront beaches, and other valuable
resources within the City. The City's commitment to preservation and enhancement
of these areas is demonstrated by its role in the Upper Newport Bay restoration
project. The City was the lead agency in both the development and administration
of this project.
The natural resources within the City should be enjoyed by residents and visitors
alike. Given the value of ocean or bayfront property, there is constant pressure to
develop property in and around the bay and beaches. While the City remains com-
mitted to protect private property rights, it is also committed to regulate the place-
ment of buildings and structures in areas adjacent to valuable natural resources or
environmentally sensitive habitats.
IMPLEMENTATION
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1. Development of Coastal Bluff Sites. Natural coastal bluffs represent a significant
scenic and environmental resource. As used in this Section, "coastal bluff' is any
natural landform having an average slope of 26.6 degrees (50 %) origreater, with
a vertical rise of 25 feet or greater. Where there is some question, as to the ap-
plicability of this section to a specific landform, a determination as to whether
or not the specific landform constitutes a coastal bluff shall be made by the Plan-
ning Commission, consistent with the purposes of this regulation.
2. In order to preserve these unique landforms, developments proposed for coas-
tal bluff areas shall be subject to the following regulations:
a. The following regulations apply to all building sites on existing subdivided
lots, and residential subdivisions containing less than four units:
1) Grading. Permitted development shall be designed to minimize the
alteration of natural landforms along bluffs and cliffs. In areas of
geologic hazard, the City shall not issue a building or grading per-
mit until the applicant has signed a waiver of all claim against the
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public for future liability or damage resulting from permission to
build. All such waivers shall be recorded with the County Recorders
Office.
2) Geologic Report. To promote 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 a part of any development plan.
3) Shoreline Protective Devices. In the event of an impending or exist-
ing natural disaster or other emergency, a property owner, upon the
approval of a building and/or grading permit by the City Grading
Engineer and Building Official, may install temporary shoreline
protective devices, material, or other suitable construction to
protect a coastal bluff. Prior to the approval of a building and or
grading permit for the construction or installation of the emergen-
cy protective device or material, the City Attorney shall approve as
to form and content a document signed by the property owner
stipulating that said material or devices will be removed im-
mediately upon the termination of the threat to the property. In ad-
dition, said agreement will also provide for the waiver of all claims
and indemnify the City against liability for any damage resulting
from approval to install said emergency protective material or
devices. The property owner may elect to apply for the appropriate
local and state permits to retain the protective material or devices
after the threat to the property no longer exists, in which case the
agreement shall be modified to state that upon exhaustion of all
local and state administrative; procedures to retain said material or
devices, said material or devices will be removed in the event that
the appropriate applications are denied.
b. In addition to the regulations set forth above, the following regulations
apply to all new tracts and subdivisions. If the development is residential
in nature, these regulations will apply to all new subdivisions containing
four or more units.
1) 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, property
lines shall be set back from the edge of the bluff no closer to the
edge of the bluff than the point at which the top of the bluff is inter-
sected by a line drawn 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 the bluff.
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In addition, there shall be a building setback of 20 feet from the bluffside
property line. This required building setback may be increased or
decreased by the Planning Commission in the review of a proposed site
plan consistent with the purposes of this section
2) Environmentally Sensitive Habitats and Riparian Areas. There are
many areas within the City of Newport Beach that are environmen-
tally sensitive in nature. For the most part, these are water -a-
ssociated habitats such as marine intertidal, riparian, or'marsh areas.
a. The following environmentally sensitive areas shall be preserved and
protected, and no structures or landform alteration shall be permitted
within these areas, except as provided in Section d. below: I
1) Areas supporting species which are rare, endangered, of limited
distribution, or otherwise sensitive.
2) Natural riparian areas
3) Freshwater marshes
4) Saltwater marshes
5) Intertidal areas
6) Other wetlands
7) Unique or unusually diverse vegetative communities
b. Where there is some question as to the applicability of this section to a
specific area, a determination as to whether or not the specific area con-
stitutes an environmentally sensitive area shall be made by the Planning
Commission, consistent with the purposes of this regulation.
C. These policies are not intended to prevent public agencies and private
property owners from maintaining drainage courses and facilities,
sedimentation basins, public infrastructure, and other related facilities in
a safe and effective condition with minimal impact on the environment.
d. When the environmental process demonstrates that adverse impacts can
be mitigated to an acceptable level, or that the benefits outweigh the ad-
verse impacts, the Planning Commission may approve a development
plan in an environmentally sensitive habitat or riparian area.
Geologic Hazard Areas. There are areas within the City of Newport Beach that
the natural geological processes can pose a threat to the public health, safety,
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and welfare. These areas contain earthquake faults, existing or potential
landslides, areas with expansive or collapsible soil, excessive settlement and
subsidence, and areas subject to potential erosion and siltation. The following
policies shall apply to all areas of potential geologic hazard:
a. No structures shall be permitted in areas of potential geologic hazard, ex-
cept as provided in Section b. below.
b. When the environmental process demonstrates that adverse impacts can
be mitigated to an acceptable level, or that the benefits outweigh the ad-
verse impacts, the Planning Commission may approve a development
plan in an area of potential geologic hazard.
4. Residential Areas Impacted by Noise Levels Greater than 65 CNEL. Due
to noise sources such as roadways and aircraft overflights, certain residen-
tial areas are impacted by exterior noise levels in excess of 65 CNEL. The
following policies shall apply to residential subdivisions of four or more
units where the existing or future exterior noise levels are greater than 65
CNEL:
a. No new residential development shall be permitted within any area where
the noise levels are greater than 65 CNEL, unless the environmental
process identifies specific mitigation measures that result in exterior areas
of any residence, such as patios and other public and private recreation
areas, being mitigated to less than 65 CNEL.
b. In addition to mitigating exterior noise levels to less than 65 CNEL, all
. interior portions of a residence shall not exceed 45 CNEL.
Policy
E. Provisions shall be made for the encouragement or development of suitable and ade-
quate sites for commercial marine - related facilities so as to continue the City's histori-
cal and maritime atmosphere, and the charm and character such businesses have
traditionallyprovided the City.
DISCUSSION
The Land Use Plan of the City's Local Coastal Program contains the policies and im-
plementation measures necessary and appropriate to maintain and develop coastal
dependent and coastal related uses. The contents of this document should be inter-
preted in a manner consistent with the revisions of the Land Use Plan of the Local
Coastal Program. The City has demonstrated its commitment to preserve and en-
hance the marine environment by adopting and implementing the Cannery Village -
McFadden Square Specific Area Plan and the Mariner's Mile Specific Area Plan.
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IMPLEMENTATION
1. Continue to implement provisions of the Mariners' Mile and Cannery Village -
McFadden Square Specific Area Plan.
2. Cooperate with property owners and other agencies relative to requests for
designation of certain structures to be of historical significance.
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Policy
F. The City shall develop and maintain suitable and adequate standards for landscaping,
sign control, site and building design, parking and undergrounding of utilities and other
development standards to insure that the beauty and charm of existing residential neigh-
borhoods is maintained, that commecial and office projects are aesthetically pleasing
and compatible with surrounding land uses and that the appearance of, and activities
conducted within, industrial developments are also compatible with surrounding land
uses and consistent with the public health, safety and welfare.
DISCUSSION j
The City of Newport Beach contains a wide variety of residential communities. The
older residential neighborhoods in Old Corona del Mar, on Balboa Island, and on
Lido Isle are characterized by relatively small lots; the close grouping of residential
units and older structures, all set in unique geographical areas characterized by
natural beauty and charm. Many of the newer residential communities, located in-
land from the Bay, have been developed under the Planned Community concept with
special setback, open space and height restrictions which distinguish one project from
another. In all communities, an effort has been made to control the height, bulk and
location of structures within these communities to preserve their character and charm
and the following implementation measures will further that goal.
The City has adopted development standards which are intended to insure that new
and existing projects are compatible with surrounding land uses. Development and
redevelopment patterns within existing neighborhoods may require periodic revision
to the development standards to insure they are as effective as possible in preserving
the village atmosphere without creating an undue burden on the property owner and
his or her ability to generate housing for all economic segments of the community.
IMPLEMENTATION
The City shall maintain, and amend as appropriate, development standards per-
taining to height, setbacks, building, bulk, open space, and other criteria that
are consistent with each unique residential area, to insure that new develop-
ment and redevelopment within these neighborhoods does not create abrupt
scale relationships between new and existing structures, does not icreate a
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"storefront" streetside appearance and does not otherwise adversely affect the
character of the area.
2. The City shall evaluate building bulk, setback, height and open space require-
ments for the older, but redeveloping, neighborhood of Old Corona del Mar.
3. The City shall adopt and/or maintain ordinances which, to the maximum extent
permitted by law, regulate or restrict: the placement of permanent and tem-
porary signs, radio antennas, satellite dishes, and other visually obrusive objects
the presence of which can alter the character of residential and commercial
neighborhoods.
4. The City shall maintain, and monitor the effectiveness of, the existing ordinance
which regulates the location of adult businesses, massage parlors and escort ser-
vices in relation to residential uses, educational facilities, churches, etc.
5. Maintain, and revise, if necessary, those ordinances which regulate the opera-
tional characteristics of certain uses, such as restaurants, service stations, and
entertainment establishments, which by their nature may create noise, traffic
and parking problems in their immediate area.
i Policy
G. Prohibit orrestrict certain types of land use conversions or forms of ownership which, by
their nature, reduce available housing, are incompatible with residential uses, orpresent
police, health, or safety problems.
DISCUSSION
As more fully discussed in the Housing Element, the City has a duty to provide hous-
ing for all economic segments of the community. A large proportion of the City's
low -and moderate - income housing stock is in the form of multi- family rental units
Given the high cost of land in the City of Newport Beach there is economic pressure
to convert rental units to condominium or cooperative form of ownership. In the ab-
sence of regulations, it is likely the existing multi- family rental stock would suffer sub-
stantial reductions.
Certain forms of ownership, by their nature, present unique problems. Timeshare
resorts inside and outside the state have suffered from mismanagement as well as
problems inherent in that form of ownership. Timeshare units may be purchased for
relatively -small sums, with the owner having insufficient financial commitment to
warrant continued expenditures for maintenance and repair. Moreover, the conver-
sion of existing hotel/motel uses to timeshare units would reduce the available supp-
ly of accommodations attractive to tourists and visitors.
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IMPLEMENTATION
1. Maintain the prohibition against timeshare developments.
2. Maintain the restrictions on conversions of multi - family dwellings to a con- j
dominium form of ownership unless the vacancy rate of rental units within the
City of Newport Beach exceeds 5 %.
POEICY
H. Continue to oppose the lease of offshore tracts to oil producers and prohibit the con-
struction of new onshore oil facilities except as may be necessary in conjunction with the
operation of the West Newport oil field.
DISCUSSION
The City of Newport Beach and other coastal communities in Southern California
have long opposed the federal government's offshore oil leasing programs. The City
and its residents rely heavily on the bay and oceanfront beaches for recreation and
much of the City's economy is based upon its natural resources. Development of off-
shore tracts poses the threat of significant oil spills and resulting ecological damage.
The presence of offshore oil facilities a few miles off the coast is aesthetically unpleas-
ing much like a billboard on a scenic public highway. The City's efforts in the past
have been successful but new federal leasing programs are now being, proposed. It
is important to monitor the federal government's action, to comment where ap-
propriate, and to inform responsible agencies of the City's opposition to offshore oil
development.
IMPLEMENTATION
1. Preserve, and strengthen if necessary, the current prohibition onlithe construc-
tion of onshore oil processing, refining or transportation facilities, including
facilities designed to transport oil produced from offshore tracts. 1
2. Continue to monitor the federal government's offshore oil leasing programs to
insure the City and its citizens are fully aware of all proposed offshore activities
which could adversely affect the coastal environment, including participation
in the Local Government Coordination Program or other similar programs.
3. Oppose and lobby against proposed lease sales off the coast of Orange County
and elsewhere in the Southern California region which could adversely affect
the environment or the economy of the City of Newport Beach and assist juris-
diction in other areas of the state which are opposed to offshore lease sale
programs in their vicinity.
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I Policy
I. Restrict and control development in flood hazard areas.
# DISCUSSION
The State Zoning & Planning Act requires the Land Use Element to identify areas
covered by the Plan which are subject to flooding and requires annual review of all
such areas. Relatively few portions of the City of Newport Beach are situated within
potential flood hazard zones and those areas are depicted by the map at the end of
the Element.
IMPLEMENTATION
1. Require hydrologic analysis for all projects located within flood hazard areas.
2. Periodically review the Emergency Disaster Plan to insure adequate ability to
respond to flooding.
T` Policy
J. City shall aggressively pursue annexation of territory within its sphere of influence with
due consideration given to costs and benefits associated with incorporation.
DISCUSSION
Three large unincorporated areas are located within the City's sphere of influence.
The City has repeatedly expressed its interest in annexing Irvine Company owned
property southerly and easterly of Corona del. Mar (the Down Coast). This area is
currently uninhabited and the decision to annex is presently in the hands of the
property owner. The City is willing and able to render all forms of municipal service
to this area, as well as guarantee, to the extent possible, completion of the develop-
ment plan which has been approved by the City of Newport Beach, the County of
�- Orange, Friends of the Coast and other environmental groups, as well as the Coas-
tal Commission.
#- The City has expressed an interest in annexing the large undeveloped area that lies
northerly of Oxbow Loop and easterly of the Santa Ana River Channel. This ter-
ritory is also uninhabited and annexation to the City of Newport Beach must be ap-
proved by the property owner. Again, the City is willing and able to provide all
necessary municipal services if and when annexation is to occur.
The third large area within the City's sphere is Santa Ana Heights. This territory is
inhabited but certain obstacles to annexation row exist and the decision to annex will
ultimately be made by the residents.
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IMPLEMENTATION
1. The City shall take all steps necessary to annex the coastal strip southerly of the
current corporate limits between the ocean and City of Irvine. A preannexa-
tion agreement which would guarantee completion of the plan approved by the
City of Newport Beach, County of Orange, Friends of the Coast, and other en-
vironmental groups should be actively considered.
2. The City shall be receptive to proposals to annex the large parcel northerly of
Oxbow Loop.
3. Annexation of the Santa Ana Heights area should be pursued once the
Mesa/Birch alignment has been determined. and City concerns relative to water
rights and other public facilities have been resolved.
Policy
K. The land use designations and building intensity standards in this Element reflect limits
on John WayneAirport imposed by theAirport SettlementAgreement and the provisions
of that Agreement have become an integral part of the land use and planning process of
the City of Newport Beach. The City should take all steps necessary to preserve and
protect the Agreement, as well as assist in the selection of a second commercial airport
which, in conjunction with John Wayne Airport, could serve a majority of the County's
short- and medium -haul demand
DISCUSSION
In 1985 the City, County, SPON and AWG entered into a comprehensive Settlement
Agreement which authorized limited expansion of John Wayne Airport. This Agree-
ment was a culmination of six years of litigation during which more than $2,000,000
was spent by the City protecting the interest of its residents. The limits imposed by
the Agreement run through the year 2005 and have been fully considered in estab-
lishing the land use designation and building intensity standards for all parcels within
the City of Newport Beach.
The City recognizes that John Wayne Airport is now, and will always be, incapable
of meeting all of Orange County's air transportation demand. The City should assist
in the selection of a site for a second commercial airport which, in conjunction with
John Wayne Airport, could serve a majority of the County's short- and medium -haul
demand for air transportation.
IMPLEMENTATION
1. Preserve and protect the integrity of the airport settlement agreement.
2. Actively encourage all responsible agencies to promptly pursue the selection
and development of a second commercial airport capable of serving a substan-
tial portion of the County's short -and medium -haul air transportation demand.
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Major Land Use Plan Designations
The Land Use Plan illustrates the proposed use and development of all lands in four major
categories:
1. Residential
2. Commercial
3. Industrial
4. Public, Semi -Public and Institutional
These major categories are broken down into sub -categories, and further described. The
uses included should be considered as predominant, proposed uses. Each area of the City
is described in the land use plan, an appropriate land use designation specified and a den-
sity or intensity of development established. Within these assigned intensities of develop-
ment, transfers of development rights or clustering of development to result in more
efficient use of land or increased visual open space may be permitted, subject to the specific
provisions of the Newport Beach Municipal Code. In approving a transfer of development
rights, a finding must be made that the building scale and intensity between the sites in-
volved in the transfer result in a net benefit to the esthetics of the area.
In some cases a mixture of two or more land use types are allowed. This is indicated on the
Land Use Map by alternating stripes of the appropriate coding colors. In addition, certain
areas have been designated for further, more -detailed study, leading to the development
of Specific Area Plans for physical improvement. These Specific Area Plans may include
local street pattern revisions, parking areas, public improvements in the street right-of-way
(such as landscaping, lighting, street furniture and signs) and architectural design stand-
ards and criteria for private development. It is recognized that Specific Area Plans may
take several years to develop and adopt. In the interim, the existing Site Plan Review re-
quirement will assure the accomplishment of General Plan objectives.
Non -Conforming Structures and Uses
There are existing land uses which are inconsistent with the provisions of this plan. These
inconsistencies fall into two categories, use inconsistencies and intensity or density incon-
sistencies. The continuation of existing non -conforming land uses is permitted; and altera-
tions and additions to non -conforming structures are governed by the Non -Conforming
Uses section of the Newport Beach Municipal Code.
The non -conforming provisions of the Zoning Ordinance shall be reviewed to ensure fair
and equitable treatment of properties and structures made non -conforming by the October
24, 1988 amendments to floor area limits for commercial properties and minimum lot size
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standards for residential properties. The provisions of the Zoning Ordinance relative to
the right to rebuild structures damaged by fire, earthquake or other disaster shall be
reevaluated to ensure fair and equitable standards allowing reconstruction of noncon-
forming buildings.
This land use plan contains projections for both commercial and residential development.
In areas where existing development is non - conforming only by virtue of intensity or den-
sity limitations, the existing land use and intensity has been carried forward within the
projections. In cases where an existing development is non - conforming by virtue of land
use, the projections assume conversion to a use consistent with the plan.
Residential
Areas designated residential are to be used predominantly for dwelling units, but may also
accomodate certain incidental uses. This section describes the concepts used to define and
limit residential development. These are subdivision, density limits and the residential clas-
sifications, which together are used to project dwelling units and population as required in
the Land Use Element. I I
Subdivision. There is the potential for subdivision of residentially designated areas in the
City. All subdivisions shall be consistent with the provisions of the Subdivision Code, with
exceptions granted only so long as dwelling unit limits are not exceeded. In addition, some
area descriptions set forth more stringent minimum subdivision requirements from which
exceptions may not be granted, unless the subdivision does not result in the creation of ad-
ditional lots. In new subdivisions, the minimum lot sizes set forth for each area shall be
"Buildable Lot Area" as defined below. In areas with no subdivision lot standard, no sub-
division will be allowed which results in additional dwelling units. Subdivision for the pur-
pose of allowing condominium development on existing parcels in two family and
multi - family areas is permitted.
Density. Dwelling unit limits are set forth for each area of the City in the Land Use
Proposals section of the Land Use Plan. These specific allocations have been used in lieu
of density categories to minimize any confusion or inconsistent interpretation of the i
residential limits. In some areas, a specific square footage of land area is required for each
dwelling unit. In these cases, the allowed dwelling units shall be calculated on the "Buil-
dable Lot Area", which is defined as:
Buildable Lot Area. The buildable lot area is the net parcel area less any slope
areas greater the Two to One (23) and less any submerged lot area However, all
legally subdivided lots may be developed with at least one dwelling unit.
Notwithstanding these density limits, California State law supercedes local land use regula-
tion and allows certain increases to residential development, such as mandatory density
bonuses for the provision of affordable housing, and the ability to add "granny, units" in
single family areas, subject to the approval of the City. Additional dwelling unit and popula-
tion projections for density bonuses and granny units have been included in the final
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residential projections which are based on the number of increased dwelling unit approvals
the City has made since 1984, and the land available for density bonuses.
Residential Classifications. The residential land use categories defined below reflect various
product types of housing in the City of Newport Beach. The application of these categories
to the Land Use Plan and Map is a way of illustrating the patterns of residential develop -
ment in the City. In many cases, the specific area descriptions in the land use proposals sec-
tion allow more than one product type in the area discussed. In those cases, the map
illustration is not intended to limit future development to that product type, but is merely
depiction of anticipated development, given the density allowed in the area. The language
in the Land Use Element text is the controlling factor in these instances.
The residential land use categories are described below, and are set forth in a specific order
which form a hierarchy of residential land use. Each residential category allows the uses
contained in that description, as well as the allowed residential types described in the
preceding category(ies).
Single Family Detached. This land use category has been applied to all single family
detached subdivisions, and to vacant parcels where the development is anticipated to fol-
low that product type. These areas are characterized by one single family dwelling con -
structed on each individual subdivided lot.
Single FamilyAttached. This land use category has been applied to existing townhouse and
condominium projects of ten dwelling units or more; and to vacant areas where develop-
ment is anticipated to follow that product type. These are characterized by individually
owned, attached dwelling units constructed on common lots or on footprint lots with com-
mon open spaces.
Two Family Residential. This land use category has been applied in areas which allow the
construction of two dwelling units, either attached or detached, on a single subdivided lot.
This category allows either single ownership or condominium development. A minimum
of 2,000 sq.ft. of buildable lot area is required for two - family development. This required
lot size shall be the subject of additional study to determine the appropriate minimum lot
size for this type of development.
Multi - Family Residential. This land use category has been applied where multiple dwell-
ing units are allowed on a single subdivided lot. Smaller condominium and other individual-
ly owned attached housing project are also given the designation, and this category allows
either single ownership or condominium development.
In addition to the residential uses described in the above classifications, certain other uses
may be appropriate in residential areas. These uses are to be governed by the require-
ments of the Newport Beach Municipal Code, and are: Recreational Facilities developed
as part of residential development, Senior Citizen Housing Facilities (where occupancy is
limited to elderly persons, as defined by State or Federal law), public utility stations
developed as part of residential development and parking lots.
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These uses are generally subject to the development limits established, but senior citizen
housing facilities may require higher dwelling unit limits. This is allowed and is consistent
with the General Plan when a finding can be made that the use is of particular benefit to
the City and that the traffic generated by the project is no greater than the predominant
use allowed in the area. Senior citizen housing facilities must conform to the floor area
limits of the applicable residential zone.
Commercial
Areas designated for commercial are to be used predominantly for the conduct of private
business ventures, but may also accommodate incidental uses and in certain cases mixed
use residential may also be appropriate. The specific character of mixed land uses are
defined for each commercial area in the land use proposals section. Also defined are in-
tensity limits, which usually takes the form of a Floor Area Ratio (FAR) or a specific square
footage limit. Floor Area Ratio is defined as the ratio of gross building square footage to
gross land area. The square footage limitations set forth in this plan are gross square feet.
Some area descriptions include a second, higher floor area ratio, which will allow for cer-
tain uses to exceed the primary FAR based upon the lower traffic generation characteris-
tics of the use. This concept, which is further described in the "Development Policies"
section of the Land Use Plan also sets more stringent floor area limits on uses with higher
than average traffic generation characteristics. Within each specific area, this description,
dual floor area limit is identified with a slash (0.5/0.75).
Floor area ratios or spec floor area limits, in addition to being a defined intensity limit
for land use, can also be used to address the physical bulk of buildings. This "Visual inten-
sity" issue has become important, particularly in the older commercial areas where lot sizes
are relatively small. Therefore, floor area ratios or limits identified for most commercial
areas include the floor area devoted to covered, above grade parking structures in excess
of 0.25 FAR for exclusive commercial development and in excess of 0.35 FAR,for mixed
commercial residential development. Some area limits do not include these parking areas
and are also specifically identified in the area descriptions. Parking structures are com-
patible within these areas, and the construction of parking structures has contributed to
landscaped and open areas within each development.
Retail and Service Commercial - This land use category has been applied to areas which are
predominantly retail in character, but also accommodate some service office uses. Uses
allowed include retail sales, offices which provide goods or services to the general public,
hotels and motels, restaurants, commercial recreation, and senior citizen housing facilties.
Separate "corporate" type offices are not allowed in these areas.
Administrative, Professional and Financial Commercial - This land use category has been
applied to areas which are predominantly used for office, but also accommodate support
retail and service uses. Uses allowed include offices, medical offices, retail and service com-
mercial, restaurants, hotels and motels, commercial recreation, and senior citizen housing s
facilites.
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Recreational and Marine Commercial - This ]land use category has been applied to
waterfront commercial areas where the City wishes to preserve and encourage uses which
facilitate a marine commercial and visitor serving orientation. Specific and detailed land
use provisions are contained in the Local Coastal Program and in the Newport Beach
Municipal Code which further refine the land use limitations for each area and set forth
incentive use provisions.
Uses which are to be given a priority include marine commercial (such as marinas, marine
supply sales, yacht brokers, boat charters and rentals, boat sales, dry boat storage, boat
launching, commercial fishing facilities, marine service stations and gas docks, marine re-
lated offices and yacht clubs); marine industrial (such as marine construction, boat repair
and servicing, and new boat construction) and visitor serving commercial (such as social
clubs, commercial recreation, hotels, motels, "bed and breakfasts ", restaurants and
bakeries). Senior citizen housing facilities are also permitted in this category.
Industrial
The industrial land use category is designed to recognize the changing character of in-
dustrial land uses in the City. Today, industrial.areas are a mix of manufacturing, research
and development, professional service offices (such as architects and engineers),
warehousing and support commercial use.
General Industry - This land use category has been applied to those areas which are
predominantly used for research and development, manufacturing and professional ser-
vices. Permitted uses include manufacturing, research and development, warehousing,
wholesale sales, professional service offices, service retail and restaurants.
Public, Semi - Public and Institutional
Areas designated public, semi- public and institutional are used for publicly owned
facilities, institutions and open space; or for privately owned facilities of a public use, in-
stitutional or open space nature.
A Governmenta4 Educational and Institutional Facilities -This land use category has been ap-
plied to areas developed with uses which form the physical and social "infrastructure" of
the community. Permitted uses include governmental facilities, such as Newport Beach
City Hall, Corporation Yard, Utility Yard, police; stations, fire stations and libraries, post-
al service facilities, the Harbor Department, and the Municipal Court site; educational
facilities such as schools, and day care centers; and institutional facilities, such as hospitals,
churches, utility yards, reservoirs, museums, the YMCA, and senior citizen housing
facilities.
Recreational and Environmental Open Space - This land use category has been applied to
land used or proposed for open space of both a public and private nature. Some areas which
carry this designation are special use open space which are included due the particular na-
ture of the geographic land form, including beaches, bluffs, canyons and Newport Bay
-21-
uplands. These areas provide for active or passive open space use, depending on the na-
ture of the area. Other areas designated for open space can be used for a wide range of
public and/or private open space uses, including parks (both active and passive), wildlife
refuges, golf courses, yacht clubs, marina support facilities, aquatic facilities, tennis courts,
private recreation facilities, drainage courses, interpretive centers, greenbelts and
landscaped areas.
-22_
Major Land Use Proposals for Each Area
Following is an area -by -area discussion of the land use plan for each section of the New-
port Beach planning area. Within each statistical area a separate discussion of each com-
mercial and residential area is made, delineating the intensity and/or density limits and
major land use policies applicable to each.
West Newport Area (Statistical Division A)
For planning purposes, the West Newport area is defined as including all of the land within
the current City boundaries west of Newport Boulevard and north of West Coast Highway
and the Seminiuk Slough, and also includes the unincorporated "island" area north of Coast
Highway and the Seminiuk Slough and east of the Santa Ana River.
Newport Terrace/Unincorporated Area (Statistical Area Al)
1. Newport Terrace. This site is allocated 281 dwelling units. The land use designation
is Single - Family Attached, which reflects the existing development.
2. Newport Ranch. The 25 acre area in the unincorporated area, included in the New-
port Ranch area (GPA 81 -1), is discussed in Statistical Area A2.
3. CityPropeny. The City -owned property adjacent to the Santa Ana River is designated
Recreational and Environmental Open Space.
4. Unincorporated (350A). The 350 acre area in the unincorporated territory, not in-
cluded in GPA 79 -1, is allocated 2,104 dwelling units. The designation of Single Fami-
ly Attached shown on the Land Use Plan (Map) represents an anticipated
development type, and is not intended to limit development to only that type. This
area may be developed with a mixed use project incorporating all of the residential
product types within the established dwelling unit limit.
5. Unincorporated (75A). The 75 acre area in the unincorporated territory, included in
GPA 79 -1, adjacent to the Newport Ranch area (GPA 81 -1), is allocated 225 dwell-
ing units. The designation of Single Family Attached shown on the Land Use Plan
(Map) represents an anticipated development type, and is not intended to limit
development to only that type. This area may be developed with a mixed use project
incorporating all of the residential product types within the established dwelling unit
limit.
Areas 4 and 5 (425 acres) are particularly suited to the planned community concept, which
should be developed at the time annexation is proposed. This type of site planning will
allow for clustering of the allowed residential land uses should the Santa Ana River Flood
-23-
Control project of the U.S. Army Corps of Engineers use a portion of the area for required
habitat mitigation programs.
In addition to residential land use (which is depicted on the Land Use Plan map as Single
Family Attached), a maximum of five (5) acres in the 425 acre area is designated for Retail
and Service Commercial use, for neighborhood commercial land use, with a maximum
floor area ratio of 0.30. The location of the commercial site is not known, and has not, there-
fore, been depicted on the Land Use Plan map.
The planned community shall also provide public riding and hiking trails and parking areas
proposed as part of the Santa Ana River Greenbelt Project and 21 acres for neighborhood
and view parks.
ESTIMATED GROWTH FOR STATISTICAL AREA At
TOTAL 281 2,744 2,463
Population 556 5,433 4,877
-24-
Commercial (in sq.ft.)
Existing Gen.Plan Projected
1/1/87 Projection Growth
-0-
Residential (in du's)
Existing
-0-
Gen.Plan
Projected
1/1/87
Projection
Growth
1. Newport Terrace
281
281
-0-
2. Newport Ranch
-0-
134
134
3. City Property
-0-
-0-
-0-
4.Unincorporated(350A)
-0-
2,104
2,104
5.Unincorporated(75A)
-0-
225
225
TOTAL 281 2,744 2,463
Population 556 5,433 4,877
-24-
Commercial (in sq.ft.)
Existing Gen.Plan Projected
1/1/87 Projection Growth
-0-
-0-
-0-
-0-
82,500
82,500,
-0-
-0-
-0-,
-0-
65,340
65,340
-0-
-0-
-0-
-0-
147,840
147,840
Northwest Newport (Statistical Area A2)
1. Newport Ranch Planned Community. The: 75.5 gross acres (including 25 acres in
Statistical Area Al) bounded by Coast Highway, Bluff Road (Balboa Boulevard ex-
tended), 17th Street, and the developed areas of west Costa Mesa and Northwest
Newport is designated as follows:
a. The 27.9 gross acres between Coast highway and 15th Street is allocated 238
dwelling units. A portion of the allowed units may be transferred to the 17.3
gross acre site southerly of 17th Street. The designation of Single Family At-
tached shown on the Land Use Plan (Map) represents an anticipated develop-
ment type, and is not intended to limit development to only that type. This area
may be developed with a mixed use project incorporating all of the residential
product types within the established dwelling unit limit.
b. The 30.3 gross acres northerly of 15th Street (Commercial Area 1) is designated
for a mixture of Administrative, Professional and Financial Commercial and
General Industry with a maximum 235,600 square feet of office development
and 164,400 square feet of industrial development, exclusive of parking. A fire
station reservation of one acre is also designated for this area. In addition to
commercial, this area is also shown for a four acre neighborhood park, in the
area to the north of Newport Crest.
C. The 17.3 gross acre site southerly of 17th Street is allocated 168 dwelling units.
Additional units may be transferred to this site from the residential site between
Coast Highway and 15th Street. The designation of Multi -Family Residential
shown on the Land Use Plan (Map) represents an anticipated development
type, and is not intended to limit development to only that type. This area may
be developed with a mixed use project incorporating all of the residential
product types within the established dwelling unit limit.
The development of the Newport Ranch Planned Community is subject to the re-
quirements for parks, development phasing, circulation system improvements,
pedestrian bridge and annexation specified in City Council Resolution 82-41.
2. Caltrans West. This site, located north of West Coast Highway below Newport Crest,
is allocated 152 dwelling units, and is subject to the requirements for access, view
preservation, affordable housing, park dedication, pedestrian and bicycle easements
and bridge and greenbelt contained in City Council Resolution 83 -43. The designa-
tion of Single Family Attached shown on the: Land Use Plan (Map) represents an an-
ticipated development type, and is not intended to limit development to only that
■ type. This area may be developed with a mixed use project incorporating all of the
residential product types within the established dwelling unit limit.
-25-
3. Newport Crest. This area includes the Newport Crest and Seawind developments and
is allocated 520 dwelling units. The designation of Single Family Attached reflects
the existing development.
4. Northwest Newport (R). The R -3 areas within Northwest Newport designated for
Multi - Family Residential land use are allowed one dwelling unit for each 21178 sq.ft.
of buildable lot area. Maximum development allowed on these R -3 parcels is 1,009.
5. Northwest Newport (C). The Northwest Newport commercial area (Commercial area
5) includes areas designated for General Industry, Retail and Service Commercial
and Administrative, Professional and Financial Commercial land use, which reflects
the existing development patterns. The permitted floor area ratio is 0.50/0.75.
Lots which currently take access from Medical Lane with no frontage on Superior
Avenue are designated for Administrative, Professional and Financial Commercial
uses, with an alternate use of Multi - Family Residential. These areas are designated
for alternate land use in the event access to this area other than from Medical Lane
is established.
Hoag Hospital Area (Statistical Area A3)
1. Hoag Hospital. This area is located on Hospital Road at Newport Boulevard and is
designated for Governmental, Educational and Institutional Facilities to allow for
the broad spectrum of hospital uses. Maximum development is 1.0 FAR; exclusive
of parking structures, consistent with the approved master plan for the site.
-26-
a
W
if
ESTIMATED GROWTH FOR STATISTICAL AREA A2
Residential (in du's)
Existing Gen.Plan Projected
Commercial (in sq.ft.)
Existing Gen.Plan Projected
1/1/87
Projection
Growth
1/1187
Projection
Growth
1. Newport Ranch
-0-
272
272
-0-
317,500
317,500
2. Caltrans West
-0-
152
152
-0-
-0-
-0-
3. Newport Crest/
520
520
-0-
-0-
-0-
-0-
Seawind
4. NW Newport (R)
885
1,009
124
-0-
-0-
-0-
5. NW Newport (C)
-0-
-0-
-0-
819,193
1,430,567
611,374
TOTAL
1,405
1,953
548
819,193
1,749,067
928,874
Population
2,782
3,867
1,085
i
Hoag Hospital Area (Statistical Area A3)
1. Hoag Hospital. This area is located on Hospital Road at Newport Boulevard and is
designated for Governmental, Educational and Institutional Facilities to allow for
the broad spectrum of hospital uses. Maximum development is 1.0 FAR; exclusive
of parking structures, consistent with the approved master plan for the site.
-26-
a
W
if
2. HoagErpansion. This site (Commercial Area 3), located on West Coast Highway be-
tween Newport Boulevard and Superior Avenue, is designated for Governmental,
Educational and Institutional Facilities to allow the expansion of Hoag Hospital
facilities on the site. The permitted floor area ratio is 0.50/0.65 and shall be subject
to the review and approval of Planned Community District Regulations and Develop-
ment Plan.
3. Park Lido. This area (Commercial Area 4) includes areas north of Hospital Road and
east of Superior Avenue. The area closest to Hoag Hospital is designated for Ad-
ministrative, Professional and Financial Commercial land use, the Hughes site is
shown for General Industry and the Newport Beach Corporation Yard is designated
for Governmental, Educational and Institutional land use. Development in this area
is limited to a floor area ratio of 0S /0.75.
4. YersaillesPilla Balboa. This area is located southerly of Hospital Road between Su-
perior Avenue and Hoag Hospital, and is allocated 673 dwelling units. The designa-
tion of Single Family Attached reflects the existing land use.
5. Park Lido Townhomes. This area is located on the east side of Superior Avenue nor-
therly of Placentia Avenue, and is allocated 98 dwelling units. The designation of
Single Family Attached reflects the existing land use.
6. HoagNorth (R). The R -3 areas northerly of Hoag Hospital adjacent to the Park Lido
Townhomes are allocated 142 dwelling units. The area is designated for Multi -Fami-
ly Residential use with a maximum of one dwelling unit for each 1,500 sq.ft. of buil-
dable lot area.
-27-
ESTIMATED GROWTH FOR STATISTICAL AREA A3
Residential (in
du's)
Commercial (in sq.ft.)
Existing
Gen.Plan
Projected
Existing
Gen.Plan
Projected
111/87
Projection
Growth
1/1187
Projection
Growth
1. Hoag Hospital
-0-
-0-
-0-
525,1100
765,349
240,349
1 Hoag Expansion
-0-
-0-
-0-
-0-
470,448
470,448
3. Park Lido (C)
-0-
-0-
-0-
774,737
1,079,706
304,969
4. Versailles
673
673
-0-
-0-
-0-
-0-
5. Park Lido (R)
98
98
-0-
-0•
-0-
-0-
6. R -3
140
142
2
-0-
-0-
-0-
TOTAL
911
913
2
4299,737
2315,503
1,015,766
Population
1,804
1,808
4
-27-
West and Central Newport (Statistical Division S
The West and Central Newport areas include all areas easterly of the Santa Ana River and
southerly of Seminiuk Slough and West Coast Highway, and on the Balboa Peninsula as
far as 19th Street. The land use patterns in this area are well established, and no significant
changes to the existing development pattern are proposed.
Newport Shores (Statislical Area Ell) i
1. Seminiuk Slough. This site is a remnant channel of the Santa Ana River formed when
the river entered Newport Bay in the approximate location of River Avenue. The
area is a functioning wetland, and may be improved and enhanced by the Santa Ana
River Flood Control project wetland mitigation program. The area is designated for
Recreational and Environmental Open Space.
2. Newport Shores. This area is the residential development between Seminiuk Slough
and the Newport Shores Specific Plan Area, and is allocated 459 dwelling units. The
designation of Single Family Detached reflects the existing development. No sub-
division which will result in additional dwelling units is allowed. Included in the area
is a community recreation area and a mini -park which are shown for Recreational
and Environmental Open Space.
3. Newport Shores SAP. The Newport Shores Specific Area Plan includes commercial
and residential areas along the north side of West Coast Highway Between the Santa
Ana River and the eastern bend of Seminiuk Slough. Land use designations within
the plan area include Retail and Service Commercial and Two - Family Residential,
with two large sites in the western end of the area shown for Multi-Family'Residen-
tial land use. Areas designated for commercial use are limited to a floor area ratio of
0.5/0.75. Total residential development allocated is 293 dwelling units. Two - Family
Residential areas allow two dwelling units per lot (with 2,000 sq.ft. of buildable lot
area) and Multi - Fancily Residential areas allow two units for the first 2400 sq.ft., plus
one dwelling unit for each additional 1,500 sq.ft. of buildable lot area.
WM
ESTIMATED GROWTH FOR STATISTICAL AREA Bl
Residential (in du's)
Commercial (in sq.ft.)
Existing
Gen.Plan
Projected
Existing
Gen.Plan
Projected
1/1/87
Projection
Growth
111/87
Projection
Growth
1. Seminiuk Slough
-0-
-0-
-0-
-0-
-0-
-0-
2. Newport Shores
459
459
-0-
-0-
-0-
-0-
3. Newport Shores SAP 203
293
90
104,198
121,723
17,525
TOTAL
662
752
90
IN 198
121,723
17,525
Population
1,311
1,489
178
1
WM
Seashore Colony (Statistical Area B2)
- 1. Seashore Colony. This area is between the Santa Ana River and 47th Street, souther-
ly of Coast Highway, and is allocated 644 dwelling units. The area is designated Single
Family Detached and Two - Family Residential on the Land Use Plan (Map). No
subdivision which will result in additional dwelling units is permitted, and 2,000 sq.ft.
of land area is required for duplex development in T`wo Family areas.
2. Las Brisas. This apartment site is located on River Avenue at 54th Street, and is al-
located 51 dwelling units. The site is designated for Multi- Family Residential land
use, and 1,200 sq.ft. of buildable lot area is required for each dwelling unit, which
reflects the existing development.
■ 3. Lido Sands. This area along River Avenue between 47th and 58th Streets is zoned
R -1, and is allocated 86 dwelling units. The land use designation of Single Family
Detached reflects the existing development. Any new subdivision in this area sball
be for Single Family Detached development and shall be a minimum of 5,000 sq.ft.
of buildable lot area.
4. West Newport Park. This park is approximately 6.7 acres on the southerly side of Coast
Highway between the Santa Ana River and 56th Street. It is designated for Recrea-
tional and Environmental Open Space. A portion of the site near the Santa Ana River
may is reserved for the future widening of Coast Highway.
IRiver Tract (Statistical Area B3)
1. River Tract. This area is southerly of Balboa Boulevard between 47th Street and the
alley between 23rd and 24th Streets, and is allocated 1,228 dwelling units. The area
-29-
ESTIMATED GROWTH FOR STATISTICAL AREA B2
Residential (in du's)
Commercial (in
sq.ft.)
Existing
Gen.Plan
Projected
Eadsting
Gen.Plan
Projected
1/l/87
Projection
Growth
1/1/87
Projection
Growth
1. Seashore Colony
548
644
96
-0-
-0-
-0-
2. Las Brisas
.51
51
-0-
-o-
-0-
-0-
3. Lido Sands
82
86
4
40-
4)-
-0-
4. West Newport Park
-0-
-0-
-0-
4-
-0-
-0-
TOTAL
681
781
100
-0-
-0-
-0-
Population
11348
1,546
198
IRiver Tract (Statistical Area B3)
1. River Tract. This area is southerly of Balboa Boulevard between 47th Street and the
alley between 23rd and 24th Streets, and is allocated 1,228 dwelling units. The area
-29-
is designated for Single Family Detached and Two - Family Residential land use. No
subdivision which will result in additional dwelling units is permitted, and 2,000 sq.ft.
of land area is required for duplex development in Two Family Residential areas.
FSTUMATED GROWM FOR STATISTICAL, AREA B3
Residential (in du's) Commercial (in sq.ft.)
Existing Gen.Plan Projected Existing Gen.Plan Projected
111/87 Projection Growth 111/87 Projection Growth
1. River Tract 984 1,228 244 -0- -0- -0-
TOTAL.
Population
984
1,948
1,228
2,431
244 -0- -0- -0-
483
Newport Island (Statistical Area B4)
1. Lake Tract. This area is bounded by Coast Highway, Balboa Boulevard, 32nd Street
and the Rivo Alto, and is allocated 616 dwelling units. The area is designated for
Single Family Detached and Two - Family Residential. No subdivision which will
result in additional dwelling units is allowed, and 2,000 sq.ft. of land is required for
duplex development in Two Family Residential areas. Two neighborhood parks are
in this area, Channel Park and 38th Street Park, which are designated Recreational
and Environmental Open Space. i
2. Finley Residential. This area is bounded by Newport Boulevard, the Rivo Alto and
the Rialto, and is allocated 167 dwelling units. The area is designated Two - Family
Residential, and 2,000 sq.ft. of land area is required for duplex development. _
3. Newport Island. This area is bounded by the Rivo Alto, the Rialto and the Newport
Island Channel, and is allocated 239 dwelling units. The area is designated Two -Fami-
ly Residential, and 2,000 sq.ft. of land area is required for duplex development. New-
port Island Park is designated for Recreational and Environmental Open (Space.
4. Newport Beach Townhomes. This site is located on Coast Highway between Balboa
Coves and the Superior/PCH Center. The site allocated 28 dwelling units'. The land
use designation of Single Family Attached reflects the existing development.
5. Balboa Coves. This development is southerly of Coast Highway between the Arches
Bridge and the Newport Beach Townhomes. The residential portion of this area is
allocated 68 dwelling units. No subdivision which will result in additional dwelling s
units is allowed. The land use designation of Single Family Detached reflects the ex-
isting development. The commercial portion of this area (Commercial Area 7) is
-30-
designated for Retail and Service Commercial land use and is limited to a floor area
ratio of 0S /0.75.
6. Finley Commercial. This area (Commercial Area 8) is located on the westerly side of
Newport Boulevard between 32nd Street and the Newport Island Channel. Desig-
nated for Retail and Service Commercial :Land use, the allowed floor area ratio is
0.5/0.75.
7. Superior(PCHCenter. This area (Commercial Area 9) is located at the corner of Su-
perior Avenue and Coast Highway. Designated for Retail and Service Commercial
land use, the floor area ratio allowed on the neighborhood commercial site is 0.30.
Central Newport (Statistical Area B5)
1. Cannery Tillage. This area (Commercial Area 10) is bounded by 32nd Street, the
Rhine Channel, 26th Street and Balboa Boulevard. The Cannery Village bayfront is
designated for Recreational and Marine Commercial land use. Portions of the inland
areas of Cannery Village are designated for a mixture of Retail and Service Com-
mercial and General Industry land uses in order to encourage marine related in-
dustrial uses. The inland areas of Cannery Village designated for Retail and Service
Commercial only will provide for a specialty retail core. There are also areas which
are designated for Two-Family Residential land use.
-31-
ESTIMATED GROWTH FOR STATISTICAL AREA B4
Residential (in du's)
Commercial (in sq.ft.)
Existing
Gen.Plan
Projected
Existing
Gen.Plan
Projected
1/1187
Projection
Growth
1/1/87
Projection
Growth
1. Lake Tract
468
616
158
-0-
-0-
-0-
2. Finley Area (R)
112
167
55
-0-
-0-
-0-
3. Newport Island
136
239
103
-0-
-0-
-0-
4. NB Townhomes
28
28
-0-
-0-
-0-
-0-
5. Balboa Coves
68
68
-0-
6,200
10,800
4,600
6. Finley Area (C)
-0-
-0-
-0-
38,706
47,071
8,365
7. Superior PCH
4
4
4
16,897
27,965
11,068
TOTAL
802
1,118
316
61,803
8.836
2,4033
Population
1,588
2,214
626
Central Newport (Statistical Area B5)
1. Cannery Tillage. This area (Commercial Area 10) is bounded by 32nd Street, the
Rhine Channel, 26th Street and Balboa Boulevard. The Cannery Village bayfront is
designated for Recreational and Marine Commercial land use. Portions of the inland
areas of Cannery Village are designated for a mixture of Retail and Service Com-
mercial and General Industry land uses in order to encourage marine related in-
dustrial uses. The inland areas of Cannery Village designated for Retail and Service
Commercial only will provide for a specialty retail core. There are also areas which
are designated for Two-Family Residential land use.
-31-
Commercial areas are allowed a maximum floor area ratio of 0.50 11.0, with the ex-
ception of the Lucky Market Center, which is allowed a maximum of 0.25 FAR.
Separate residential uses are prohibited except in those areas designated for residen-
tial use. All commercial areas except the Lucky Market Center allow residential
development on the second floor in conjunction with ground floor commercial up to
a total floor area ratio of 1.25. In these commercial areas, one dwelling unit is allowed
for each 2,375 sq.ft. of buildable lot area with a minimum of one unit allowed on each
lot. No second floor residential is allowed on sites involved in transfer of commer-
cial development rights. In the Recreational and Marine Commercial area, profes-
sional and business offices are permitted only in conjunction with an incentive use.
In all other commercial areas, professional and business offices not providing goods
or services to the public or not ancillary to an otherwise permitted use are allowed
only on the second floor or above. Areas designated for Two - Family Residential re-
quire 2,000 sq.ft. of buildable lot area for duplex development, up to a maximum of
two dwelling units per lot. Cannery Village is allocated 404 dwelling units. All
development in this area is specifically regulated by the Cannery Village /McFadden 7
Square Specific Area Plan.
2. City Hall. This area (Commercial Area 11) is bounded by 32nd Street, Newport
Boulevard and Via Lido. The area is designated for Retail and Service Commercial
and Governmental, Educational and Institutional Facilities. Development in this
area is limited to a floor area ratio of 0.50/0.75. No residential land use is allowed.
The St. James Church site is designated Retail and Service Commercial. On October
25, 1990, the designation of this site will change to Governmental, Educational and
Institutional Facilities unless the site has been converted to commercial land use.
3. Lido Peninsula This area (Commercial Area 12) is bounded by Lafayette Avenue,
the West Lido Channel, Newport Channel and the Rhine Channel. Properties on the
northerly side of Lido Park Drive, designated Single Family Attached, are, allocated
158 dwelling units. The balance of the Lido Peninsula is designated for a mixture of
Recreational and Marine Commercial and Single Family Attached development.
The area is zoned Planned Community, and is particularly suited to planned develop-
ment concepts when substantial changes in existing uses are undertaken. Meanwhile,
all existing uses are allowed to continue and be upgraded, but any substantial chan-
ges should be subject to an approved Planned Community Development!Plan. The
area designated for Planned Community is divided into three ownership's. Should
planning for the area occur simultaneously, the mix between residential and com-
mercial development maybe addressed area -wide. Should individual owners process
development plans separately, each segment shall meet the mixed use requirements
independently.
The commercial development in the future Planned Community shall be ;consistent
with the intent of the Recreation and Marine Commercial designation. Uses per-
mitted include marine repair and service, restaurants, hotels, motels, specialty shops
and offices. Commercial development shall occupy 30% of the total land area and
shall be limited to floor area ratio of 0.5/0.75. 1
-32-
The residential development in the future planned community shall occupy 70% of
the land area and one unit is allowed for each 2,900 sq.ft. of buildable lot area. The
land use designation of Single Family Attached shown on the Land Use Plan (Map)
represents an anticipated development type, and is not intended to limit develop-
ment to only that type. This area may be developed with a mixed use project incor-
porating all of the residential product types within the established dwelling unit limit.
4. Lido Village. This area (Commercial Area 13) is bounded by Newport Boulevard, Via
Lido and Newport Bay. The area is designated for Recreation and Marine Commer-
cial and Retail and Service Commercial uses. The allowed floor area ratio is 0.5/0.75.
5. McFadden Square. This area {Commercial Area 14) is bounded by Newport Bay, 19th
Street, the Public Beach, the alley between 73rd and 24th Streets, Newport Boulevard
and 26th Street. The area is shown Recreation and Marine Commercial, Retail and
Service Commercial, Single Family Detached, Two - Family Residential or Multi -
Family Residential land use. No subdivision which will result in additional dwelling
units is allowed. Two - Family Residential areas require 2,000 sq.ft. of buildable lot
area for duplex development.
Commercial areas are allowed a maximum floor area ratio of 0.5011.0. Separate
residential uses are prohibited except in those areas designated for residential use.
All commercial areas allow residential development on the second floor in conjunc-
tion with ground floor commercial up to a total floor area ratio of 1.25. In these
commercial areas, one dwelling unit is allowed for each 2,375 sq.ft. of buildable lot
area with a minimum of one unit allowed on each lot. No second floor residential is
allowed on sites involved in transfer of commercial development rights. McFadden
Square is allocated 168 dwelling units. In the Recreational and Marine Commercial
area, professional and business offices are permitted only in conjunction with an in-
centive use. In all other commercial areas, professional. and business offices not
providing goods or services to the public or not ancillary to an otherwise permitted
use are allowed only on the second floor or above. All development in this area is
specifically regulated by the Cannery Village/McFadden Square Specific Area Plan.
-33-
Lido Isle (Statistical Division Q
Lido Isle is one of two major islands in lower Newport Bay, and is developed with residen-
tial land uses. Subdivided during the 1920's, the subsequent sale of the island to individuals
did not always follow the established lot lines. Since the underlying subdivision is still in-
tact, there is a potentially significant amount of growth which could occur on the island
should reversion to original lot lines occur. In order to minimize the amount of addition-
al development which could occur, the Lido Isle Community Association facility sites,
(yacht club, tennis courts, etc.) are designated for Recreational and Environmental Open
Space. A study will also be conducted to determine whether the additional residential
growth allowed by the underlying subdivision pattern should be allowed
Residential areas on Lido Isle are designated only for Single Family detached and Multi -
Family Residential land use. Multi- Family Residential areas allow a maximum of one
dwelling unit for each 1,200 sq.ft. of buildable lot area. Development in the single family
areas is limited to one unit for each lot of the original Lido Isle subdivision. No subdivisions
which will result in additional dwelling units are allowed.
-34-
ESTIMATED GROWTH FOR STATISTICAL AREA B5
Residential (in du's)
Commercial (in sq.ft.)
Existing
Gen.Plan
Projected
Existing
Gen.Plan
Projected
1/7187
Projection
Growth
1/1/87
Projection
Growth
1. Cannery Village
113
404
291
411,872
571,440
159,568
2. City Hall
-0-
-0-
-0-
188,109
272,157
84,048',
3. Lido Peninsula (total) 432
408
(124)
94,089
156,416
62,327
3a. Single Fam. Att.
151
158
7
24,000
-0-
(24,000)
3b. Sea Enterprises
-0-
7
7
4,600
4,860
260,
3c. Lido Shores
35
21
(14)
1,000
13,297
12,297
3d. Curci - Turner
246
222
(24)
64,489
138,259
73,770
4. Lido Village
20
20
-0-
188,619
219,525
30,906
5. McFadden Square
191
254
63
198,691
283,639
84,948
TOTAL
756
1,086
330
1,081,380
1,503,177
421,797
Population
1,497
2,1%
653
Lido Isle (Statistical Division Q
Lido Isle is one of two major islands in lower Newport Bay, and is developed with residen-
tial land uses. Subdivided during the 1920's, the subsequent sale of the island to individuals
did not always follow the established lot lines. Since the underlying subdivision is still in-
tact, there is a potentially significant amount of growth which could occur on the island
should reversion to original lot lines occur. In order to minimize the amount of addition-
al development which could occur, the Lido Isle Community Association facility sites,
(yacht club, tennis courts, etc.) are designated for Recreational and Environmental Open
Space. A study will also be conducted to determine whether the additional residential
growth allowed by the underlying subdivision pattern should be allowed
Residential areas on Lido Isle are designated only for Single Family detached and Multi -
Family Residential land use. Multi- Family Residential areas allow a maximum of one
dwelling unit for each 1,200 sq.ft. of buildable lot area. Development in the single family
areas is limited to one unit for each lot of the original Lido Isle subdivision. No subdivisions
which will result in additional dwelling units are allowed.
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I
ESTIMATED GROWN FOR STATISTICAL AREAS C1 and C2
Residential (in du's)
Commercial (in sq.ft.)
Existing
Gen.Plan Projected
Existing Gen.Plan Projected
111/87
Projection Growth
1/]/87 Projection Growth
1. Lido Isle 901
1,168 267
-0- -0- -0-
TOTAL 901
1,163 267
0 -o- -a
Population 1,784
2,313 529
Balboa Peninsula Area (Statistical Division D)
The Balboa Peninsula area includes all of the Balboa Peninsula east of 19th Street. The
land use designations for this area will allow for the continuation of existing land use pat-
terns.
West Bay Area (Statistical Area Dl)
1. Marinapark. This site is located on the bay front between 18th Street and 15th Street.
It is designated for Recreational and Environmental Open Space, and is proposed to
be ultimately used for aquatic facilities, expanded beach and community facilities
such as the existing American Legion. The existing mobile home park use will be al-
lowed to continue until the end of the existing lease. At that time the City will make
the decison as to whether the lease should be further extended, or the property con-
verted to public use.
2. 15th Street. This commercial area is located on the westerly side of 15th Street. The
area is designated for Retail and Service Commercial land use and is allowed a max-
imum floor area of 0.511.0 FAR. Separate residential uses are prohibited. Residen-
tial development is permitted on the second floor in conjunction with ground floor
commercial up to a total floor area ratio of 1.25. One dwelling unit is allowed for each
2,375 sq.ft. of buildable lot area, with a minimum of one unit allowed per lot.
3. West Bay Residential. The residential parts of the this area are designated for Single
Family Detached, Two Family Residential and Mullti - Family Residential land use.
One unit is allowed on each lot of the original subdivisions, with no subdivisions al-
lowed which will result in additional dwelling units allowed. Two Family Residential
areas require 2,000 sq.ft. buildable lot area for duplex development, up to a maxi-
mum of two units per lot. Subdivisions which will result in additional dwelling units
are not allowed. Multi - Family Residential areas require 1,200 sq.ft. of buildable lot
area for each dwelling unit. This area is allocated 779 dwelling units.
-35-
4. GEIF. Within Statistical Area Ol, there are two sites which are designated for
Governmental, Educational and Institutional Facilities. These are the Southern
California Edison utility sub - station and Newport Beach Elementary School. These
sites are allocated a maximum development of 50,000 sq.ft.
Central Balboa Area (Statistical Areas ID2, iD3 & 134)
1. IslandAvenue. This small commercial are is located on Balboa Boulevard west of Is-
land Avenue. The area is designated for Retail and Service Commercial land use and
is allowed a maximum floor area of 0.511.0 FAR. Separate residential uses are
prohibited. Residential development is permitted on the second floor in conjunction
with ground floor commercial up to a total floor area ratio of 1.25. One dwelling unit
is allowed for each 2,375 sq.ft. of buildable lot area, with a minimum of one unit al-
lowed per lot.
2. Library /Fire Station. This area is located on Balboa Boulevard easterly of Island
Avenue. The area is designated for Governmental, Educational and Institutional
Facilities and is allowed a maximum floor area of 0.5 FAR.
3. Bay Island Parking. The site in the corner of Island Avenue and East Bay Avenue
used for the Bay Island parking structure is designated for Recreational and Environ-
mental Open Space to preserve this lot for the support parking use of Bay4sland.
4. Ebell Club. This site is located on Balboa Boulevard across from the Island Avenue
commercial area, and is designated for Governmental, Educational and Institution-
al Facilities. This site is allocated a maximum development of 0.5 FAR.
5. Newport Harbor Yacht Club. The Newport Harbor Yacht Club and its support park-
ing is located bayward of Balboa Boulevard, between 7th and 8th Streets. The site is
-36-
ESTIMATED GROWIM FOR STATISTICAL. AREA DI
Residential (in
du's)
Commercial (in sq.ft.)
Existing
Gen.Plan
Projected
Existing
Gen.Plan
Projected
1/]/87
Projection
Growth
1/1/87
Projection
Growth
1. Marinapark
58
-0-
(58)
7,000
10,000
3,000
2. 15th Street
11
16
5
5,750
15,000
9,250
3. West Bay Residential 674
779
105
-0-
-0-
-0-
4. GEIF
-0-
-0-
-0-
47,107
50,000
2,893
TOTAL
743
795
52
59,857
75;000
15, 143
Population
1,471
1,574
103
Central Balboa Area (Statistical Areas ID2, iD3 & 134)
1. IslandAvenue. This small commercial are is located on Balboa Boulevard west of Is-
land Avenue. The area is designated for Retail and Service Commercial land use and
is allowed a maximum floor area of 0.511.0 FAR. Separate residential uses are
prohibited. Residential development is permitted on the second floor in conjunction
with ground floor commercial up to a total floor area ratio of 1.25. One dwelling unit
is allowed for each 2,375 sq.ft. of buildable lot area, with a minimum of one unit al-
lowed per lot.
2. Library /Fire Station. This area is located on Balboa Boulevard easterly of Island
Avenue. The area is designated for Governmental, Educational and Institutional
Facilities and is allowed a maximum floor area of 0.5 FAR.
3. Bay Island Parking. The site in the corner of Island Avenue and East Bay Avenue
used for the Bay Island parking structure is designated for Recreational and Environ-
mental Open Space to preserve this lot for the support parking use of Bay4sland.
4. Ebell Club. This site is located on Balboa Boulevard across from the Island Avenue
commercial area, and is designated for Governmental, Educational and Institution-
al Facilities. This site is allocated a maximum development of 0.5 FAR.
5. Newport Harbor Yacht Club. The Newport Harbor Yacht Club and its support park-
ing is located bayward of Balboa Boulevard, between 7th and 8th Streets. The site is
-36-
designated for Recreational and Environmental Open Space to allow the continua-
tion of the existing use. The site allocated 20,000 sq.ft. of development.
6. Central Balboa (SAP). The Central Balboa area is bounded Newport Bay, A Street,
the Ocean Beach and Adams Street, plus the lots fronting on Balboa Boulevard be-
tween Adams Street and Coronado Street. The area is designated for Retail and Ser-
vice Commercial land use, with some areas shown for Single Family Attached, Two
Family Residential and Governmental, Educational and Institutional Facilities.
The Rendezvous Condominiums are shown for for Single Family Attached and are
allocated 24 dwelling units, which reflects the existing use. Two Family residential
require 2,375 sq.ft of buildable lot area for duplex development. No subdivision which
will result in additional dwelling units is allowed
Areas which are designated for Retail and: Service Commercial or Governmental,
Educational and Institutional land use are allowed a maximum floor area of 0.511.0
FAR. Separate residential uses are prohibited. Residential development is permitted
on the second floor in conjunction with ground floor commercial up to a total floor
area ratio of 1.25. One dwelling unit is allowed for each 2,375 sq.ft. of buildable lot
area with a minimum of one unit allowed per lot. The area is allocated 223 dwelling
units.
7. Central Balboa Residential. The balance of the Balboa Peninsula is designated for
Single Family Detached, Single Family Attached, Two Family Residential or Multi -
Family Residential land use. In Single Family Detached areas, one dwelling unit is
allowed on each subdivided lot, with no subdivision permitted which will result in ad-
ditional dwelling units allowed. Single Family Attached developments are not al-
lowed any additional dwelling units. Two Family Residential requires 2,000 sq.ft. of
buildable lot area for duplex development. No subdivision is allowed in Two Family
Residential areas which will result in additional dwelling units. Multi- Family
Residential areas allow one unit for each 1;200 sq.ft. of buildable lot area. The area
is allocated 2,368 dwelling units.
-37-
ESTIMATED GROWTH FOR STATISTICAL AREA D2, D3 & D4
Residential (in du's)
Commercial
(in sq.ft.)
Existing
Gen.Plan
Projected
Existing
Gen.Plan
Projected
111/87
Projection
Growth
1/1/87
Projection
Growth'
1. Island Avenue
5
8
3
9,670
10,800
1,130
2. Library/FS
-0-
-0-
-0-
7,200
11,250
4,050
3. Bay Island Parking
-0-
-0-
-0-
-0-
-0-
-0-
4. Ebell Club
-0-
-0-
-0-
2,800
4,700
1,400
5. Newport Harbor YC
-0-
-0-
-0-
17,000
20,000
3,000
6. Central Balboa SAP
219
319
100
226,866
299,105
72,239
7. Central Balboa (R)
1,924
2,368
444
-0-
-0-
-0-
TOTAL
2,148
2,695
547
263,536
345,355
81,819
Population
4,253
5,336
1,083
Balboa Island Area (Statistical Division E)
The land use plan for Balboa Island will allow the continuation of the dominant!two fami-
ly residential uses, with commercial and residential mixed uses allowed in the itwo com-
mercial areas of Marine Avenue and Agate Avenue.
1. Balboa Island. All residential areas on Balboa Island are designated for Two Family
Residential land use. A minimum of 2,000 sq.ft. of buildable lot area is required for
duplex development, up to a maximum of two dwelling units per lot. No subdivision
will be allowed which results in more lots than that allowed by the original sub-
division.
2. MarineAvenue. The commercial area on Marine Avenue is allowed a maximum floor
area ratio of 0.5011.0. Separate residential uses are prohibited. Residential develop-
ment on the second floor is permitted in conjunction with ground floor commercial
up to a total floor area ratio of 1.25. One dwelling unit is allowed for each 2,375 sq.ft.
of buildable lot area, with a minimum of one dwelling unit allowed per lot.
3. Agate Avenue. The commercial area on Agate Avenue is allowed a maximum floor
area ratio of 0.5011.0. Separate residential uses are prohibited. Residential develop-
ment on the second floor is permitted in conjunction with ground floor commercial
up to a total floor area ratio of 1.25. One dwelling unit is allowed for each 2,000 sq.ft.
of buildable lot area, with a minimum of one dwelling unit allowed per lot.
lE
I
ESTIMATED GROWTH FOR STATISTICAL AREAS El, E2 and E3
Corona del Mar Area (Statistical Division F)
Residential (in du's)
Commercial (in sq.ft.)
F-idsting
General Plan Projected
Existing
General Plan Projected
1. Irvine Terrace. This area is bounded by East Coast Highway, Jamboree Road, Bayside
Drive and Avocado Avenue. The predominant land use is Single Family Detached,
1/1/87
Projection Growth
111187
Projection Growth
1. Balboa Island
2,160
2,704 544
-0-
-0- -0-
2. Marine Avenue
37
62 25
92,478
98,375 5,897
3. Agate Avenue
31
31 -0-
26,350
49,011 22,661
TOTAL
2,228
2,797 569
114828
147,386 28,558
Population
4,411
5,538 1,127
recreational support uses, including the County Harbor Department facility, yacht
Corona del Mar Area (Statistical Division F)
The Corona del Mar area is bounded by the PaciiicOcean, Newport Bay, Marine Avenue,
East Coast Highway, Fifth Avenue (extended) and the Downcoast Newport Beach area.
Land use policies in the this are intended to maintain existing land use patterns.
Irvine Terrace (Statistical Area Fl)
1. Irvine Terrace. This area is bounded by East Coast Highway, Jamboree Road, Bayside
Drive and Avocado Avenue. The predominant land use is Single Family Detached,
with an allocation of 380 dwelling units. No, subdivision which will result in addition-
al dwelling units is allowed. Irvine Terrace Park is designated for Recreational and
Environmental Open Space, the utility parcels at Bayside Drive and El Paseo Drive
are shown for Governmental, Educational and Institutional Facilities and the com-
mercial site at Bayside Drive and El Paseo is designated for Administrative, Profes-
sional and Financial Commercial with a permitted Floor Area Ratio of 0.5 and a
maximum height limit of 25 feet.
2. Sandcastle Condominiums. This site is located behind the Bank of Newport Proper-
ty on Avocado Avenue. The site is allocated 45 dwelling units. The land use design-
,
tion of Single Family Attached reflects the existing development.
3. Bayside Drive Open Space. This area (Commercial Area 21) is located on the souther-
ly side of Bayside Drive below Irvine Terrace and includes land used for a variety of
recreational support uses, including the County Harbor Department facility, yacht
clubs and marinas with related parking facilities. The Harbor Department site has
been shown for Governmental, Educational and Institutional Facilities. The yacht
clubs and marina facilities have been shown for Recreational and Environmental
-39-
Open Space to provide for the continuation of these private commercial recreation
uses. To reflect the low intensity nature of these commercial recreation uses, and due
to limited roadway capacity along Bayside Drive, a Floor Area Ratio of 0.25 is al-
lowed in this area, with no mixed use residential allowed
4. Bayside Drive Residential. These single family areas are designated for Single Fami-
ly Detached, and are allowed 30 dwelling units. No subdivision which will result in
additional dwelling units is allowed.
5. U11man Trust Property. This site is located at 1401 Bayside Drive. The site is desig-
nated for Multi - Family Residential, with one unit allowed for each 2,178 sq.ft. of buil-
dable lot area.
6. Mai Kai Condominiums. This development is located on Bayside Drive easterly of
the Bayside/Marine commercial area. The site is allocated 34 dwelling units. The
designation of Single Family Attached reflects the existing land use.
7. Bayside /Marine. This commercial area (Commercial Area 22) is located at the comer
of Bayside Drive and Marine Avenue, and includes The Irvine Company marina of-
fice site. Development in this area is limited to a floor area ratio of 0.35, and no
residential land uses are allowed in the area.
-40-
ESTIMATED GROWTH FOR STATISTICAL. AREA F1
Residential (in du's)
Commercial (in sq.ft.)
Existing
Gen.Plan
Projected
Existing
Gen.Plan
Projected
1/1/87
Projection
Growth
1/187
Projection
Growth
1. Irvine Terrace
378
380
2
-0-
-0-
-0'
2. Sandcastle
45
45
-0-
-0-
-0-
-0-
3. Bayside Drive (OS)
-0-
-0-
-0-
62,839
76,784
13,945
4. Bayside Drive (R)
30
30
-0-
-0-
-0-
-0-
5. Ullman Trust
12
12
-0-
-0-
-0-
-0-
6. Mai ]Kai
34
34
-0-
-0-
-0-
-0-
7. Bayside/Marine
40-
-0-
-0-
35,938
36,697
759
TOTAL
499
501
2
98,777
11.1,481
14704
Population
988
992
4
-40-
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Old Corona del Mar - West (Statistical Area F2)
1. Corona del Mar West. This area is bounded by the Coast Highway Commercial strip,
Avocado Avenue and Bayside Drive, and is allocated 1,072 dwelling units. The area
is designated for Two Family Residential land use, and 2,000 sq.ft. of buildable lot
area is required for two - family development. Begonia Park in this area is designated
for Recreational and Environmental Open Space. It is proposed that the residential
portions of Corona del Mar West be the subject of a development standards study,
to address the issue of the mass and bulk of building in this area.
2. Corona del Mar Homes. This project is a planned community which occupies the
former Corona del Mar Elementary School site. The block is allocated 40 dwelling
units, and includes a park and parking lot area. Consistent with the P -C text for the
site, the land use designations are Single Family Detached, Two Family Residential,
Recreational and Environmental Open Space and Governmental, Educational and
Institutional Facilities. No subdivision which will result in additional dwelling units
is allowed.
Corona del Mar - South (Statistical Area F3)
1. Seaview. This R -3 area is bounded by Bayside Drive, Fernleaf Avenue, Seaview
Avenue and Carnation Avenue. The area is designated Multi - Family Residential and
Single Family Attached, and is allocated 91 dwelling units. One dwelling is allowed
for each 2,140 sq.ft. of buildable lot area.
2. Carnation. This R -3 area is westerly of Carnation Avenue, between Bayside Drive
and Newport Bay. T'he area is designated for Multi - Family Residential and Single
Family Attached, and is allocated 61 dwelling units. One dwelling is allowed for each
2,178 sq.ft. of buildable lot area.
-41-
ESTIMATED GROWTH FOR S17ATISTICAL AREAS F2
Residential (in du's)
Commercial (in sq.ft.)
FAsting General Plan
Projected
FAsting General PlanProjected
V1M Projection
Growth
111M Projection Growth
1. CdM West
821 1,072
251
-0- -0- -0-
2. CdM Homes
40 40
-0-
-0- -0- -0-
TOTAL .
861 1,112
251
-0- -0- -0-
Population
1,705 2,202
497
Corona del Mar - South (Statistical Area F3)
1. Seaview. This R -3 area is bounded by Bayside Drive, Fernleaf Avenue, Seaview
Avenue and Carnation Avenue. The area is designated Multi - Family Residential and
Single Family Attached, and is allocated 91 dwelling units. One dwelling is allowed
for each 2,140 sq.ft. of buildable lot area.
2. Carnation. This R -3 area is westerly of Carnation Avenue, between Bayside Drive
and Newport Bay. T'he area is designated for Multi - Family Residential and Single
Family Attached, and is allocated 61 dwelling units. One dwelling is allowed for each
2,178 sq.ft. of buildable lot area.
-41-
3. Quandt Subdivivion. These properties are located at the intersection of Carnation
Avenue and Ocean Boulevard, and are allocated 2 dwelling units. The land use desig-
nation is Single Family Detached, and one dwelling unit is allowed on each lot. No
further subdivision of these properties is allowed.
4. Channel Reef Condominiums. This project is allocated 48 dwelling units. The desig-
nation of Single Family Attached reflects the existing development.
5. Kerchoff Marine Laboratory. This site is located westerly of Dahlia Avenue in China
Cove. The site is designated for Governmental, Educational and Institutional
Facilities, is allowed a maximum Floor Area Ratio of 0.8, exclusive of parking.
6. Corona del Mar South Open Space. This area includes many areas designated for
Recreational and Environmental Open Space. These areas include beach and water
areas of China Cove, Pirates Cove beach, Corona del Mar State Beach, and Inspira-
tion Point.
7. Corona del Mar South. This area is allocated 1,072 dwelling units in areas designated
for Single Family Detached, Two - Family Residential or Multi - Family Residential.
This allocation reflects the reversion to the underlying Corona del Mar subdivision
in single family and two family areas. Two family development in R -2 areas is allowed
on lots with a minimum of 2,000 sq.ft. of buildable lot area. Multi - family areas re-
quire 1,200 sq.ft. of land area for each dwelling unit. It is proposed that the residen-
tial portions of Corona del Mar South be the subject of a development standards
study, to address the issue of the mass and bulk of building in this area.
-42-
ESTIMATED GROWTH FOR STATISTICAL AREA F3
Residential (in dues)
Commercial (in sq.ft.
Existing
Gen.Plan
Projected
Existing
Gen.Plan
Projected
1/1187
Projection
Growth
111/87
Projection
Growth
1. Seaview
86
91
5
-0-
-0-
-0-
2. Carnation
33
61
28
-0-
-0-
-0=
3. Quandt
1
2
1
-0-
-0-
-0=
4. Channel Reef
48
48
-0-
-0-
-0-
-0o-
5. Kerchoff
-0-
-0-
-0-
11,631
12,030
399
6. CdM South OS
-0-
-0-
-0-
-0-
-0-
-0-
7. CdM South
900
1,072
172
-0-
-0-
-0-
TOTAL
1,068
1,274
206
11,631
12,030
399
Population
2,115
2,523
408
-42-
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Corona del Mar North (Statistical Area F4)
1. Corona del Mar North. This area is bounded by the East Coast Highway commercial
strip, Fifth Avenue and Buck Gully. The are a is allocated 1,530 dwelling units in areas
designated for Single Family Detached and Two - Family Residential. 2,000 sq.ft. of
buildable lot area is required for duplex construction in two family areas. It is
proposed that the residential portions of Corona del Mar North be the subject of a
development standards study, to address the issue of the mass and bulk of building
in this area.
ESTIMATED GROWTH FOR STATISTICAL AREA F4
Residential (in du's)
Commercial (in sq.ft.)
Existing
Gen.Plan
Projected
Existing Gen.Plan Projected
1/1/87
Projection
Growth
1/1/87 Projection Growth
1. CdM North 1,276
1,530
254
-0- A- -0-
TOTAL 4276
4530
254
-0- -0- -0-
Population 2,526
3,029
503
Corona Highlands (Statistical Area F5)
Buck Gully. This area is a natural canyon between Corona Highlands and old Corona
del Mar. It is designated for Recreational and Environmental Open Space. In order
to provide an adequate buffer for the environmentally sensitive areas within Buck
Gully, all construction including but not limited to fences, retaining walls, pools of
any size or depth, or tennis courts or other activity areas are expressly prohibited
within 25 feet of the property lines of all properties adjacent to Buck Gully. In addi-
tion, prior to the issuance of a grading permit, the Grading Engineer shall determine
that there will be no grading activities including the alteration of the existing landform
or removal or deposition of material within the 25 foot buffer area from the rear
property line.
2. Kirkwood Motel. This site is located on East Coast Highway at Seaward Road. The
'
site is designated for Retail and Service Commercial use, with a maximum Floor Area
Ratio of 0.5/0.75. This site will incorporated into the Corona del Mar Specific Plan
Area.
3. Shorecrest Lane. This multi - family area is bounded by East Coast Highway, Seaward
Road and Morning Canyon Road. The area is allocated 77 dwelling units, and is desig-
nated for Multi - Family Residential land use. One unit is allowed for each 1,900 sq.ft.
of buildable lot area.
1
-43-
4. Corona Highlands. This area is allocated 235 dwelling units, and is shown for either ,
Two Family Residential or Single Family Detached land use. A minimum of 3,000
sq.ft. of buildable lot area is required for each dwelling unit in Two Family Residen-
tial areas. In single family areas, no subdivision which will result in additional dwell- ,
ing units is allowed.
5. Morning Canyon. This area is a natural canyon between Corona Highlands and
Cameo Highlands. It is designated for Recreational and Environmental Open Space.
In order to provide an adequate buffer for the environmentally sensitive areas within
Morning Canyon, all construction including but not limited to fences, retaining walls,
pools of any size or depth, or tennis courts or other activity areas are expressly
prohibited within 25 feet of the property lines of all properties adjacent to ;Morning
Canyon. In addition, prior to the issuance of a grading permit, the Grading Engineer '
shall determine that there will be no grading activities, including the alteration of the
existing landform or removal or deposition of material, within the 25 foot buffer area
from the rear property line.
6. Morning Canyon SFA. This project is located on Morning Canyon Road at East Coast
Highway. The site is designated for Single Family Attached land use and is allocated
14 dwelling units, which reflects the existing land use.
Cameo Highlands (Statistical Area F6)
Cameo Highlands. This area is northerly of East Coast Highway between Morning
Canyon and the City Boundary. The area is allocated 142 dwelling units and is desig-
nated for Single Family Detached land use. No subdivision which will result in addi-
tional dwelling units is allowed in this area.
-44-
ESTIMATED GROWTH FOR STATISTICAL AREA FS
Residential (in du's)
Commercial (in sq.ft.)
Eidsting
Gen.Plan
Projected
Eidsting
Gen.Plan
Projected
1/1/87
Projection
. Growth
1/1/87
Projection
Growth
1. Buck Gully
40-
-0-
-0-
-0-
-0-
-0-
2. Kirkwood Motel
4)-
-0-
4)-
9,552
21,998
12,444.
3. Shorecrest Lane
72
77
5
-0-
-0-
-0
4. Corona Highlands
204
235
31
-0-
-0-
-oil
5. Morning Canyon
-0-
-0-
-0-
-0-
-0-
-0-
6. Morning Canyon SFA
14
14
-0-
-0-
-0-
-0-
TOTAL
290
326
36
9,552
21,998
12,446,
Population
574
645
71
Cameo Highlands (Statistical Area F6)
Cameo Highlands. This area is northerly of East Coast Highway between Morning
Canyon and the City Boundary. The area is allocated 142 dwelling units and is desig-
nated for Single Family Detached land use. No subdivision which will result in addi-
tional dwelling units is allowed in this area.
-44-
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ESTIMATED GROWTH FOR STATISTICAL AREA F6
Residential (in du's) Commercial (in sq ft.)
Existing Gen.Plan Projected Existing Gen.Plan Projected
1/1/87 Projection Growth 1/1/87 Projection Growth
1. Cameo Highlands 142 142 0 -0- 4)- 4)_
TOTAL 142 142 -0- 0 -0- -0-
Population 281 281 -0-
Shore Cliffs (Statistical Area F7)
1. Shore Cliffs. This area is located southerly of East Coast Highway between Buck Gully
and Morning Canyon. The area is allocated 144 dwelling units, and is designated for
Single Family Detached land use. No subdivision of this area which will result in ad-
ditional dwelling units is allowed.
2. Buck Gully. This area is a natural canyon between Shore Cliffs and old Corona del
Mar. It is designated for Recreational and Environmental Open Space. In order to
provide an adequate buffer for the environmentally sensitive areas within Buck Gully,
all construction including but not limited to fences, retaining walls, pools of any size
or depth, or tennis courts or other activity areas are expressly prohibited within 25
feet of the property lines of all properties adjacent to Buck Gully. In addition, prior
to the issuance of a grading permit, the Grading Engineer shall determine that there
will be no grading activities, including the alteration of the existing landform or
removal or deposition of material, within the 25 foot buffer area from the rear proper-
ty line.
3. Morning Canyon. This area is a natural canyon between Shore Cliffs and Cameo
Shores. It is designated for Recreational and Environmental Open Space. In order
to provide an adequate buffer for the environmentally sensitive areas within Morn-
ing Canyon, all construction including but not limited to fences, retaining walls, pools
of any size or depth, or tennis courts or other activity areas are expressly prohibited
within 25 feet of the property lines of all properties adjacent to Morning Canyon. In
addition, prior to the issuance of a grading permit, the Grading Engineer shall deter-
mine that there will be no grading activities, including the alteration of the existing
landform or removal or deposition of material, within the 25 foot buffer area from
the rear property line.
-45 -.
Cameo Shores (Statistical Area F8)
1. Cameo Shores. This area is southerly of East Coast Highway between;Morning
Canyon and the City Boundary. The area is allocated 176 dwelling units and is desig-
nated for Single Family Detached land use. No subdivision which will result in addi-
tional dwelling units is allowed in this area.
2. Morning Canyon. This area is a natural canyon between Shore Cliffs and Cameo
Shores. It is designated for Recreational and Environmental Open Space. In order
to provide an adequate buffer for the environmentally sensitive areas within Morn-
ing Canyon, all construction including but not limited to fences, retaining walls, pools
of any size or depth, or tennis courts or other activity areas are expressly prohibited
within 25 feet of the property nines of all properties adjacent to Morning Canyon. In
addition, prior to the issuance of a grading permit, the Grading Engineer shall deter-
mine that there will be no grading activities, including the alteration of the existing
landform or removal or deposition of material, within the 25 foot buffer area from
the rear property line.
-46-
ESTQMATED GROWTH FOR STATISTICAL AREA F7
Residential (in du's)
Commercial (in sq.ft.)
Existing
Gen.Plan
Projected
Existing
Gen.Plan
Projected
VIM
Projection
Growth
1/I87
Projection
Growth'
1. Shore C1iHs
144
144
-0-
-0-
-0-
-0-
2. Buck Gully
-0-
-0-
-0-
-0-
-0-
-0-
3. Morning Canyon
-0-
-0-
-0-
-0-
-0-
-0-
TOTAL
144
144
-o-
-o-
-o-
-0-
Population
285
285
-0-
Cameo Shores (Statistical Area F8)
1. Cameo Shores. This area is southerly of East Coast Highway between;Morning
Canyon and the City Boundary. The area is allocated 176 dwelling units and is desig-
nated for Single Family Detached land use. No subdivision which will result in addi-
tional dwelling units is allowed in this area.
2. Morning Canyon. This area is a natural canyon between Shore Cliffs and Cameo
Shores. It is designated for Recreational and Environmental Open Space. In order
to provide an adequate buffer for the environmentally sensitive areas within Morn-
ing Canyon, all construction including but not limited to fences, retaining walls, pools
of any size or depth, or tennis courts or other activity areas are expressly prohibited
within 25 feet of the property nines of all properties adjacent to Morning Canyon. In
addition, prior to the issuance of a grading permit, the Grading Engineer shall deter-
mine that there will be no grading activities, including the alteration of the existing
landform or removal or deposition of material, within the 25 foot buffer area from
the rear property line.
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Corona del Mar Commercial (Statistical Area F9)
1. Corona del Mar Commercial. This area is designated for Retail and Service Commer-
cial, Administrative, Professional and Financial Commercial and Governmental,
Educational and Institutional Facilities use. The allowed Floor Area Ratio is 0.5/0.75.
Commercial land uses which utilize residentially designated lots contiguous to com-
mercial lots for support parking purposes rnay include those lots in the calcualtion of
floor area limits to increase the total commercial development allowed, but only to
the extent that the traffic generated would not exceed that which would result from
the designated residential use. The Corona del Mar Commercial strip and the im-
mediately adjacent residential area is designated for a Specific Area Plan, for the
preservation and enhancement of the commercial strip and to minimize conflicts with
adjacent residential areas, including the development of appropriate design criteria
and off- street parking standards. The P -C zoned site at 3901 East Coast Highway shall
be subject to the approval of Planned Community District Regulations and Develop-
ment Plan.
ESTIMATED GROWTH FOR STATISTICAL AREA F9
Residential (in du's) Commercial (in sq.ft.)
Existing Gen.Plan Projected. Existing Gen.Plan Projected
1/1/87 Projection Growth 1/1/87 Projection Growth
1. CdM Commercial -0- -0- -0- 580,372 842,180 261,808
TOTAL -0- 0 -0• 580,372 842,180 261,808
Population 0- -0- -0-
-47-
ESTIMATED GROWTH FOR STATISTICAL AREA FS
Residential (in du's)
Commercial (in sq.ft.)
Existing
Gen.Plan
Projected
Existing Gen.Plan
Projected
1/1/87
Projection
Growth
1/1/87 Projection
Growth
1. Cameo Shores
174
176
2
-0- -0-
-0-
2. Morning Canyon
-0-
-0-
-0-
-0- -0-
-0-
TOTAL
174
176
2
0 -0-
-0-
Population
345
348
3
Corona del Mar Commercial (Statistical Area F9)
1. Corona del Mar Commercial. This area is designated for Retail and Service Commer-
cial, Administrative, Professional and Financial Commercial and Governmental,
Educational and Institutional Facilities use. The allowed Floor Area Ratio is 0.5/0.75.
Commercial land uses which utilize residentially designated lots contiguous to com-
mercial lots for support parking purposes rnay include those lots in the calcualtion of
floor area limits to increase the total commercial development allowed, but only to
the extent that the traffic generated would not exceed that which would result from
the designated residential use. The Corona del Mar Commercial strip and the im-
mediately adjacent residential area is designated for a Specific Area Plan, for the
preservation and enhancement of the commercial strip and to minimize conflicts with
adjacent residential areas, including the development of appropriate design criteria
and off- street parking standards. The P -C zoned site at 3901 East Coast Highway shall
be subject to the approval of Planned Community District Regulations and Develop-
ment Plan.
ESTIMATED GROWTH FOR STATISTICAL AREA F9
Residential (in du's) Commercial (in sq.ft.)
Existing Gen.Plan Projected. Existing Gen.Plan Projected
1/1/87 Projection Growth 1/1/87 Projection Growth
1. CdM Commercial -0- -0- -0- 580,372 842,180 261,808
TOTAL -0- 0 -0• 580,372 842,180 261,808
Population 0- -0- -0-
-47-
Promontory Bay Area (Statistical Division G) ,
The Promontory Bay area includes Harbor Island, Linda Isle and all the area bounded by
Newport Bay, Marine Avenue /Jamboree Road and East Coast Highway, and is all con-
tained in Statistical Area G1.
1. Harbor Island. This area is a private island located at the at the end of Harbor Island ,
Road. Designated for Single Family Detached development, the area is allocated 35
dwelling units. Resubdivisions can be approved only if no additional dwelling units
result.
2. Linda Island. This area is located adjacent to the Coast Highway bay bridge. The area
is allocated 107 dwelling units, and is designated Single Family Detached and Recrea-
tional and Environmental Open Space. No subdivision of this area which will result
in additional dwelling units is allowed.
3. Bayside/PCH (Rueben's). This commercial area (Commercial Area 25) is located on
the southwesterly corner of Bayside Drive and East Coast Highway. The site is desig-
nated for Recreational and Marine Commercial land use, and is allowed a maximum
floor area ratio of 0.30, to encourage the continuation of visitor serving and marina
related uses on site.
4. BaysideXCH (Auto Center). This commercial area (Commercial Area 24) is located
on the southeasterly corner of Bayside Drive and East Coast Highway. The site is '
designated for Retail and Service Commercial land use and is allowed a maximum
floor area ratio of 0.30.
5. Promontory Point. This apartment project is located on the southerly side of East i
Coast Highway between Jamboree Road and Bayside Drive. The site is allocated 520
dwelling units, and is designated for Multi - Family Residential land use, which reflects
the existing development.
6. Bayside Center. This site is a neighborhood shopping center on the northwesterly
corner of Jamboree Road and Bayside Drive. The site is designated for Retail and
Service Commercial Land use, and is allowed a maximum floor area ratio of 0.30.
7. Promontory Bay. This area includes lots facing on Promontory Bay and Harbor Island 1
Drive. The area is allocated 89 dwelling units, and is designated Single Family
Detached and Recreational and Environmental Open Space, which reflects the ex- '
isting development. No subdivision which results in additional dwelling units is al-
lowed.
8. Newport Marina. This apartment project is located on Bayside Drive at the entrance
to Promontory Bay. The site is designated for Multi - Family Residential land use, and '
is allowed one unit for each 2,178 sq.ft. of buildable lot area.
48
9. Cove Condominiums. This area is located on Bayside Drive easterly of the Newport
Marina apartments. The site is allocated 58 dwelling units and is designated for Single
Family Attached land use, which reflects the existing development.
1 10. Beacon Bay. This area is located on the Balboa Island Channel between Harbor Is-
land Road and the Balboa Yacht Basin. The area is allocated 138 dwelling units and
is designated for Two - Family Residential land use. Duplex development requires
2,000 sq.ft. of buildable lot area.
11. Balboa Yacht Basin. This area is bounded by Harbor Island Drive, Promontory Bay,
the Balboa Island Channel and Beacon Bay. The site is designated for Recreational
and Marine Commercial land use, and is allowed a maximum floor area ratio of 0.10.
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Newport Heights Area (Statistical Division H)
The Newport Heights area includes all land southerly of the City boundary and 16th Street,
from Newport Boulevard east to Dover Drive and south to the Bay.
Old Newport Boulevard Area (Statistical Area HI)
1. Old Newport Boulevard. This commercial area is on the easterly side of Newport
Boulevard between West Coast Highway and the City boundary. The area is desig-
-49-
ESTIMATED GROWTH FOR STATISTICAL AREA G1
Residential (in du's)
Commercial (in sq.ft.)
Existing
Gen.Plan
Projected
E)dsting
Gen.Plan
Projected
111/87
Projection
Growth
1/1/87
Projection
Growth
1. Harbor Island
35
35
-0-
-0-
-0-
-0-
2. Linda Isle
107
107
-0-
-0-
-0-
-0-
3. Bayside/PCH (25)
-0-
-0-
-0-
31,390
53,850
22,460
4. Bayside/PCH (24)
-0-
-0-
-0-
45,703
73,675
27,972
S. Promontory Point
520
520
-0-
-0-
4)-
-0-
6. Bayside Center
-0-
4)-
-0-
61,883
104,566
42,683
7. Promontory Bay
88
89
1
4)-
-0-
-0-
8. Newport Marina
64
78
14
-0-
-0-
-0-
9. The Cove
58
58
-0-
-0-
-0-
-0-
10. Beacon Bay
136
138
2
-0-
-0-
-0-
11. Balboa Yacht Basin -0-
-0-
-0-
11,282
30,492
19,210
TOTAL
11008
1,025
17
150,258
262,583
112,325
Population
1,996
2,030
34
Newport Heights Area (Statistical Division H)
The Newport Heights area includes all land southerly of the City boundary and 16th Street,
from Newport Boulevard east to Dover Drive and south to the Bay.
Old Newport Boulevard Area (Statistical Area HI)
1. Old Newport Boulevard. This commercial area is on the easterly side of Newport
Boulevard between West Coast Highway and the City boundary. The area is desig-
-49-
nated for Retail and Service Commercial land use, and has a maximum floor area
ratio of 0.5/0.75. The area has been designated for the preparation of a Specific Area
Plan, to resolve problems of access and orientation created by the realignment of
Newport Boulevard, and to encourage redevelopment of the existing uses to ad-
ministrative and professional uses as well as service and retail uses. Residential uses
may be permitted in conjunction with primary office or commercial uses up to a total
floor area ratio of 1.25 in areas easterly of North Newport Boulevard. One ;unit is al-
lowed in this block for each 2,375 sq.ft. of buildable lot area.
2. West Newport Heights. This area encompasses the residential areas westerly of Santa
Ana Avenue. The area is allocated 389 dwelling units, and is designated for either
Single Family Detached or Two Family Residential land use. No subdivision which
will result in additional dwelling units is allowed.
ESTIMATED GROWTH FOR STATISTICAL AREA Hi
Residential (in du's)
Commercial (in sq.ft.)
Existing
Gen.Plan Projected
Existing Gen.Plan
Projected
1/1187
Projection Growth
1/1/87 Projection
Growth'
1. Old Newport Blvd. 12
38 26
184,821 325,410
140,589
2. West Newport Hghts 368
389 21
-0- -0-
-0-
TOTAL 380
427 47
184,821 325,410
140,589
Population 752
845 93
Newport Heights Area (Statistical Area 112)
Newport Heights. This area is located northerly of the Mariner's Mile Specific Plan
area between Santa Ana Avenue and Irvine Avenue. The area is designated
predominantly for Single Family Detached development, with the area near 16th
Street and Tustin Avenue shown for Two-Family Residential and Multi- Family
Residential land use. No subdivision which will result in additional dwelling units is
permitted, except for the site at 2919 Cliff Drive, which requires a minimum of 7,000
sq.ft. of buildable lot area for each new parcel. A minimum of 2,000 sq.ft. of buildable
lot area is required for duplex development in the Two Family area, and one unit is
allowed for each 2,178 sq.ft. of buildable lot area in the Multi - Family Residential
area. The area is allocated a maximum of 790 dwelling units. Residential access from
Avon Street., is prohibited, except for lots where no access is available from either
Cliff Drive or Santa Ana Avenue.
2. Clif f'Drive Park. This City park is located along Cliff Drive, in two segments between
Riverside Avenue and Santa Ana Avenue. It is designated for Recreational and En-
_50-
vironmental Open Space for view park and neighborhood park uses. The site in-
cludes the Scout House, which is allowed a. maximum of 1,000 sq.ft.
3. Ensign View Park. This City view park is also located on Cliff Drive at the terminus
of El Modena Avenue. The park includes a community theater facility, and is desig-
nated for Recreational and Environmental Open Space. A maximum floor area of
5,000 sq.ft. is allowed.
4. Newport Heights Elementary School. This site is located at 15th Street and Santa Ana
Avenue, and is designated for Governmental, Educational and Institutional
Facilities. The maximum allowed development is 0.1 FAR.
Cliff Haven Area (Statistical Area H3)
1. Cliff Haven. This area includes all residential land bounded by Irvine Avenue, 16th
Street, Dover Drive and West Coast Highway. The area is designated predominant-
ly for Single Family Detached development, with some areas shown for Two Family
Residential or Multi - Family Residential. land use. No subdivision which will result
in additional dwelling units is allowed. The area is allocated 542 dwelling units. A
minimum of 2,000 sq.ft. of buildable lot area is required for duplex development in
Two- Family Residential areas and one unit is allowed for each 2,178 sq.ft. of buil-
dable lot area in the Multi- Family Residential area.
2. Cliff Haven Park. This site is located on Kings Road and is designated for Recrea-
tional and Environmental Open Space.
3. St. Andrew's Church. This site is located at 15th Street and St. Andrew's Road, and is
designated for Governmental, Educational and Institutional Facilities. The site is al-
located 100,428 sq.ft.
-51-
ESTIMATED GROWTH FOR STATISTICAL AREA H2
Residential (in du's)
Commercial (in sq.ft.)
Existing
Gen.Plan
Projected
Exsting
Gen.Plan
Projected
1/1/87
Projection
Growth
1/1/87
Projection
Growth
1. Newport Heights
773
781
6
-0-
-0-
-0-
2. Cliff Drive Park
-0-
-0-
-0-
900
1,000
100
3. Ensign View Park
-0-
-0-
-0-
3,000
5,000
2,000
4. Newport Hgts Elem.
-0-
-0-
-0-
36,7A8
39,683
3,435
TOTAL
773
781
6
40,148
45,693
5,535
Population
1,531
1,546
15
Cliff Haven Area (Statistical Area H3)
1. Cliff Haven. This area includes all residential land bounded by Irvine Avenue, 16th
Street, Dover Drive and West Coast Highway. The area is designated predominant-
ly for Single Family Detached development, with some areas shown for Two Family
Residential or Multi - Family Residential. land use. No subdivision which will result
in additional dwelling units is allowed. The area is allocated 542 dwelling units. A
minimum of 2,000 sq.ft. of buildable lot area is required for duplex development in
Two- Family Residential areas and one unit is allowed for each 2,178 sq.ft. of buil-
dable lot area in the Multi- Family Residential area.
2. Cliff Haven Park. This site is located on Kings Road and is designated for Recrea-
tional and Environmental Open Space.
3. St. Andrew's Church. This site is located at 15th Street and St. Andrew's Road, and is
designated for Governmental, Educational and Institutional Facilities. The site is al-
located 100,428 sq.ft.
-51-
4. Newport HarborHigh School This site is located on Irvine Avenue at 15th Street, and
is designated for Governmental, Educational and Institutional Facilities. The maxi-
mum development allowed is 0.5 FAR.
5. Dover /Cliff. This site is located on the northwesterly comer of Dover Drive and Cliff
Drive, and is designated for Administrative, Professional and Financial Commercial
land use. The site is allowed a maximum floor area ratio of 0.25.
6. Dover 116th. The site is located on the comer of 16th Street and Dover Drive, and is
designated for Administrative, Professional and Financial Commercial land use. The
maximum floor area ratio is 0.5/0.75.
Mariner's Mile Area (Statistical Area 114)
1. Mariner's Mile. Mariner's Mile is a Specific Plan Area located along West Coast High-
way from Newport Boulevard to Rocky Point. Land north of Coast Highway is shown
for Retail and Service Commercial, and land bayward of Coast Highway is shown for
Recreational and Marine Commercial land use. The permitted floor area ratio is
0.5/0.75. No mixed use development is allowed in this area. The provisions of the
Specific Area Plan will be reviewed in the areas of height and the provision of public
visual open space. The Specific Area Plan review is not intended to result in further
reductions to the permitted floor area ratio.
2. Sea Scout Base /OCC. The Sea Scout Base and Orange Coast College Rowing Base
are on Coast Highway between Mariner's Mile and the Balboa Bay Club., The sites
are designated for Governmental, Educational and Institutional Facilities, and are
allowed a maximum floor area ratio of 0.5/0.75.
-52-
ESTIMATED GROWTH FOR STATISTICAL AREA H3
Residential (in du's)
Commercial (in sq.ft.)
Existing
Gen.Plan
Projected
E)dsting
Gen.Plan
Projected
VIM
Projection
Growth
1/1/87
Projection
Growth
1. Cliff Haven
519
542
23
-0-
-0-
-0-
2. Cliff Haven Park
-0-
-0-
-0-
-0-
-0-
-0-
3. St. Andrew's Church
-0-
-0-
-0-
100,428
100,428
-0-
4. Newport Harbor HS
-0-
-0-
-0-
840,493
879,912
39,419
5. Dover /Cliff
-0-
-0-
-0-
12,000
17,465
5,465
6. Dover /16th
-0-
-0-
-0-
73,648
83,155
9,507
TOTAL
519
542
23
1,026,569
1,080,960
54391
Population
1,028
1,073
45
Mariner's Mile Area (Statistical Area 114)
1. Mariner's Mile. Mariner's Mile is a Specific Plan Area located along West Coast High-
way from Newport Boulevard to Rocky Point. Land north of Coast Highway is shown
for Retail and Service Commercial, and land bayward of Coast Highway is shown for
Recreational and Marine Commercial land use. The permitted floor area ratio is
0.5/0.75. No mixed use development is allowed in this area. The provisions of the
Specific Area Plan will be reviewed in the areas of height and the provision of public
visual open space. The Specific Area Plan review is not intended to result in further
reductions to the permitted floor area ratio.
2. Sea Scout Base /OCC. The Sea Scout Base and Orange Coast College Rowing Base
are on Coast Highway between Mariner's Mile and the Balboa Bay Club., The sites
are designated for Governmental, Educational and Institutional Facilities, and are
allowed a maximum floor area ratio of 0.5/0.75.
-52-
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3. Balboa Bay Club. The Balboa Bay Club is located on Coast Highway between the
OCC rowing base and Bayshores. The site is designated for a mixture of Recreation-
al and Marine Commercial and Multi - Family Residential, and is allowed a floor area
ratio of 0.5 with residential development Allowed in conjunction with commercial
development up to a maximum total floor area ratio of 1.0 and 144 dwelling units.
4. Bayclub /Dover. This commercial area is located on the northerly side of West Coast
Highway between Rocky Point and Dover Drive. The area is designated for Retail
and Service Commercial land use, and is allowed a maximum floor area ratio of
0.5/0.75.
5. Bayshores. The area is located on the southerly side of Coast Highway east of the Bal-
boa Bay Club. The predominant land use in. the area is Single Family Detached, with
the private beaches and marina parking shown for Recreational and Environmental
Open Space and the Anchorage apartment project designated for Multi - Family
Residential. The area is allocated 299 dwelling units. No subdivision of Single Fami-
ly Detached lots which will result in additional dwelling units is allowed, and 2,178
sq.ft. of buildable lot area is required for multi-family development.
Westcliff /Santa Ana Heights Area (Statistical Division J)
This area includes all land in the City on the west side of Upper Newport Bay, from West
Coast Highway to SR 73. The area includes the unincorporated area of Santa Ana Heights
Dover Shores Area (Statistical Area Jl)
Lower Castaways. The Castaways commercial site is located at West Coast Highway
and Dover Drive. The site is designated for Recreational and Marine Commercial,
-53-
ESTIMATED GROW I[H FOR STATISTICAL AREA 114
Residential (in du's)
Commercial (in sq.ft.)
Existing
Gen.Plan
Projected
Existing
Gen.Plan
Projected
1/1/87
Projection
Growth
111/87
Projection
Growth
1. Mariner's Mile
-0-
-0-
-0-
474,946
970,939
495,993
2. Sea Scout Base/OCC -0-
-0-
-0-
7,400
11,250
3,850
3. Balboa Bay Club
144
144
-0-
155,303
282,051
126,748
4. Bayclub/Dover
-0-
-0-
-0-
93,113
227,928
134,815
5. Bayshores
293
299
6
-0-
-0-
-0-
TOTAL
437
443
6
730,762
1,492,168
761,406
Population
865
877
12
Westcliff /Santa Ana Heights Area (Statistical Division J)
This area includes all land in the City on the west side of Upper Newport Bay, from West
Coast Highway to SR 73. The area includes the unincorporated area of Santa Ana Heights
Dover Shores Area (Statistical Area Jl)
Lower Castaways. The Castaways commercial site is located at West Coast Highway
and Dover Drive. The site is designated for Recreational and Marine Commercial,
-53-
I
and is allowed a maximum of 40,000 sq.ft. of commercial development, exclusive of
parking. Hotels and motels are not permitted on the site.
2. Castaways. The Castaways site is located easterly of Dover Drive at the terminus of
16th Street. A church site in the area is designated for Governmental; Educational
and Institutional Facilities. The bluff areas are designated for Recreational and En-
vironmental Open Space with the balance of the site designated for Single Family
Detached development. The designation of Single Family Detached shown on the
Land Use Plan (Map) represents an anticipated development type, and is not in-
tended to limit development to only that type. This area may be developed with any
of the residential product types within the established dwelling unit limit'. A maxi-
mum of 151 dwelling units are allowed on site.
3. Westcliff Grove. This area is located southeasterly of Dover Drive and Westcliff Drive.
The area is designated for Single Family Detached development, and is allocated 29
dwelling units. No additional subdivision of this area is allowed.
4. Dover Shores. Dover Shores is the residential area on the bluff immediately adjacent
to Upper Newport Bay. The area is predominantly designated for Single Family
Detached development. Westcliff Park, Galaxy Drive Park, private open space lots
and the bluffs are designated for Recreational and Environmental Open Space. The
area is allowed a maximum of 381 dwelling units. No subdivision which will result in
additional dwelling units is allowed.
5. North Star Beach. This area is located at White Cliffs Drive and North Star Lane. It
is designated for Recreational and Environmental Open Space land use, with a
human powered boating facilitiy allowed. The maximum development allowed is
18,228 sq.ft.
-54- ,
ESTIMATED GROWTH FOR STATISTICAL AREA Jl
Residential (in du's)
Commercial
(in sq.ft.)
Existing
Gen.Plan
Projected
Existing
Gen.Plan
Projected
111/87
Projection
Growth
1/1/87
Projection
Growth
1. Lower Castaways
-0-
-0-
41-
-0-
40,000
40,000
2. Castaways
-0-
151
151
-0-
-0-
-0-
3. Westcliff Grove
29
29
-0-
-0-
40-
-0-
4. Dover Shores
381
381
-0-
-0-
40-
-0-
5. North Star Beach
-0-
-0-
-0-
8,154
18,228
10,074
TOTAL
410
561
151
8,154
58,228
50,074
Population
812
1,111
299
-54- ,
I
Westcliff Plaza Area (Statistical Area J2)
1. Oakwood The Oakwood Garden Apartme ats are located at Irvine Avenue and 15th
Street. The site is designated for Multi - Family Residential land use and is allocated
1,446 dwelling units.
2. Westcliff Plaza. This area includes the Westcliff Plaza Shopping Center, and the com-
mercial/office area on the south side of Westcliff Drive between Irvine Avenue and
Dover Drive and the west side of Dover ]Drive between Westcliff Drive and 16th
Street. The Westcliff Plaza Shopping Center and the retail complex on the
southeasterly comer of Irvine Avenue and Westcliff Drive are designated for Retail
and Service Commercial land use. The balance of the area fronting on Westcliff Drive
and Dover Drive is shown for Administrative, Professional and Financial Commer-
cial and Governmental, Educational and Institutional Facilities use. The permitted
floor area ratio in the area is 0.5/0.75, except Westcliff Plaza, which is allowed a max -
imum 0.3 FAR.
I
-55-
3. Mariner's Square. This apartment project is located on the corner of Irvine Avenue
and Mariners Drive. The site is designated for Multi- Family Residential land use,
and is allowed one unit for each 2,178 sq.ft. of buildable lot area.
4. Rutland Lane. This area is located along Rutland Lane between Westcliff Drive and
Mariners Drive. The area is designated for Multi- Family Residential land use and is
i
allowed one dwelling unit for each 1,500 sq.ft. of buildable lot area.
5. Buckingham Lane. This area is bounded by ]Buckingham Lane, Cornwall Lane, Dover
Drive and Westcliff Drive. The site is designated for Single Family Attached develop-
ment and is allocated 60 dwelling units, which reflects the existing development.
I
-55-
6. Pembroke Lane. This area includes the development which fronts on Pembroke Lane,
and is further bounded by Mariners Drive, Dover Drive and Cornwall Lane. The
designated land use is Single Family Detached, and 115 dwelling units are allocated
to the area. No subdivision which will result in additional dwelling units is allowed.
7. Mariners Park. Mariners Park is bounded by Irvine Avenue, Dover Drive and
i
Mariners Drive. The site is designated for Recreational and Environmental Open
Space, with the City library and Fire Station shown for Governmental, Educational
and Institutional Facilities. Maximum development on these sites is 15,000 sq.ft.
8. Mariners School. This site is located on Irvine Avenue southerly of Mariners Park.
The site is designated for Governmental, Educational and Institutional Facilities, and
is allowed a maximum development of 0.1 FAR.
I
-55-
Westcliff Area (Statistical Area J3)
1. Westcliff. This area is bounded by Westcliff Drive, Dover Drive, Mariners Drive and
Santiago Drive. The area is designated for Single Family Detached land use, and is
allocated a maximum of 461 dwelling units. No subdivision of this area which will
result in additional dwelling units is allowed.
ESTIMATED GROWTH FOR STATISTICAL AREA J3
Residential (in du's) .
Existing Gen.Plan Projected
1/1/87 Projection Growth
1. Westcliff 461 461 -0-
TOTAL 461 461 0
Population 913 913 -0-
Commercial (in sq.ft.)
Existing Gen.Plan Projected
1/1187 Projection Growth
-o- -0- -0.
a -0- -0-
Harbor Highlands Area (Statistical Area J4)
1. Harbor Highlands. This area is bounded by Irvine Avenue, Santiago Drive; Mariners
Drive and Dover Drive. It is designated for Single Family Detached development,
-56-
ESTIMATED GROWTH FOR STATISTICAL AREA J2
Residential (in du's)
Commercial
(in sq.fl.)
Existing
Gen.Plan
Projected
Existing
Gen.Plan
Projected
111187
Projection
Growth
1/1/87
Projection
Growth
1. Oakwood
1,446
1,446
-0-
-0-
-0-
-0-
2. Westcliff Plaza
-0-
-0-
-0-
368,038
528,000
159,962
3. Mariner's Square
114
130
16
-0-
-0-
-0-
4. Rutland Lane
238
238
-0-
-0-
-0-
-0-
5. Buckingham Lane
60
60
-0-
-0-
-0-
-0-
6. Pembroke Lane
115
115
-0-
-0-
-0-
-0-
7. Mariners Park
-0-
-0-
-0-
11,696
15,000
3,304
8. Mariners School
-0-
-0-
-0-
38,640
42,994
4,354
TOTAL
1,973
1,989
16
418,374
585,994
167,620
Population
3,907
3,938
31
Westcliff Area (Statistical Area J3)
1. Westcliff. This area is bounded by Westcliff Drive, Dover Drive, Mariners Drive and
Santiago Drive. The area is designated for Single Family Detached land use, and is
allocated a maximum of 461 dwelling units. No subdivision of this area which will
result in additional dwelling units is allowed.
ESTIMATED GROWTH FOR STATISTICAL AREA J3
Residential (in du's) .
Existing Gen.Plan Projected
1/1/87 Projection Growth
1. Westcliff 461 461 -0-
TOTAL 461 461 0
Population 913 913 -0-
Commercial (in sq.ft.)
Existing Gen.Plan Projected
1/1187 Projection Growth
-o- -0- -0.
a -0- -0-
Harbor Highlands Area (Statistical Area J4)
1. Harbor Highlands. This area is bounded by Irvine Avenue, Santiago Drive; Mariners
Drive and Dover Drive. It is designated for Single Family Detached development,
-56-
and is allocated 615 dwelling units. No subdivision which will result in additional
dwelling units is allowed in this area.
Westbay Area (Statistical Area J5)
1. Westbay Residential. This area is bounded by Irvine Avenue, Santa Isabel Avenue and
the westerly City boundary. The area is designated for Single Family Detached
development, and is allocated 351 dwelling units. Subdivision of large lots in this area
can be expected to occur. New lots shall be for Single Family Detached development
and shall be a minimum of 10,000 sq.ft. of buildable lot area.
2. Harbor Christian Church. The Harbor Christian Church site is bounded by Irvine
Avenue Santa Isabel Avenue and Tustin Avenue. The site is designated for
' Governmental, Educational and Institutional Facilities, and is allowed a floor area
ratio of 0.1.
' 3. Westbay. The Westbay site is bounded by Irvine Avenue, University Drive and Upper
Newport Bay. The site is designated for Recreational and Environmental Open
Space, and may be uses for regional park facilities, passive open space or interpre-
tive facilities related to the Upper Newport Bay Ecological Reserve or the on -site
cultural resources. Structures on this site shall not exceed 8,000 sq.ft.
4. Upper Bay Townhomes. This site is located on the northeasterly comer of Irvine
Avenue and University Drive. The site designated for Single Family Attached
' development, and is allocated 33 dwelling units, which reflects the existing use.
5. , YMCA. The YMCA site is located easterly of the Upper Bay Townhomes, and is
designated for Governmental, Educational and Institutional Facilities. Development
is limited to 60,333 sq.ft., exclusive of parking.
' -57-
ESTIMATED GROWTH FOR STATISTICAL AREA J4
Residential (in du's)
Commercial (in sq.ft.)
Existing
Gen.Plan Projected
Existing Gen.Plan Projected
1/]/87
Projection Growth
1/]/87 Projection Growth
1, Harbor Highlands
615
615 -0-
-0- -0- -0-
TOTAL
615
615 -0-
-0- -0- 4
Population
1,218
1,218 -0-
Westbay Area (Statistical Area J5)
1. Westbay Residential. This area is bounded by Irvine Avenue, Santa Isabel Avenue and
the westerly City boundary. The area is designated for Single Family Detached
development, and is allocated 351 dwelling units. Subdivision of large lots in this area
can be expected to occur. New lots shall be for Single Family Detached development
and shall be a minimum of 10,000 sq.ft. of buildable lot area.
2. Harbor Christian Church. The Harbor Christian Church site is bounded by Irvine
Avenue Santa Isabel Avenue and Tustin Avenue. The site is designated for
' Governmental, Educational and Institutional Facilities, and is allowed a floor area
ratio of 0.1.
' 3. Westbay. The Westbay site is bounded by Irvine Avenue, University Drive and Upper
Newport Bay. The site is designated for Recreational and Environmental Open
Space, and may be uses for regional park facilities, passive open space or interpre-
tive facilities related to the Upper Newport Bay Ecological Reserve or the on -site
cultural resources. Structures on this site shall not exceed 8,000 sq.ft.
4. Upper Bay Townhomes. This site is located on the northeasterly comer of Irvine
Avenue and University Drive. The site designated for Single Family Attached
' development, and is allocated 33 dwelling units, which reflects the existing use.
5. , YMCA. The YMCA site is located easterly of the Upper Bay Townhomes, and is
designated for Governmental, Educational and Institutional Facilities. Development
is limited to 60,333 sq.ft., exclusive of parking.
' -57-
6. Upper Bay Office. This site is located easterly of the YMCA. Designated for Ad-
ministrative, Professional and Financial Commercial land use, the site is allowed a
floor area ratio of 0.4.
7. Anniversary Lane. This area is on Anniversary Lane at Irvine Avenue. The land use
designation is Single Family Detached, and no subdivision which will result in addi-
tional dwelling units is allowed. A total of 57 dwelling units are allowed.
8. Newport Beach Golf Course. The Newport Beach Golf Course occupies a site which
is between Irvine Avenue and Upper Newport Bay along the Delhi Flood Control
Channel. The site is designated for Recreational and Environmental Open Space.
Golf Course support facilities are allowed, with a maximum floor area of 20,000 sq.ft.
9. Estate Lots. The estate lots along Upper Newport Bay easterly of the Delhi Channel
area are designated for Single Family Detached development, with an allocation of
three dwelling units. No subdivision of these properties resulting in additional dwell-
ing units is allowed.
Santa Ana Heights Area (Statistical Area J6)
1. Irvine Avenue. This area includes the lots within the corporate boundary of the City
of Newport Beach southeasterly of Irvine Avenue and Bristol Street. The area is
designated for Retail and Service Commercial or Administrative, Professional and
Financial Commercial land use. The maximum floor area ratio allowed isi 0:5/0.75.
NEE
I
1
.1
ESTIMATED GROWTH FOR STATISTICAL AREA JS
Residential (in du's)
Commercial (in
sq.ft.)
Existing
Gen.Plan
Projected
Eaostwg
Gen.Plan
Projected
111/87
Projection
Growth
1/1/87
Projection
Growth
1. Westbay Residential
319
351
32
-0-
-0-
q
2 Harbor Christian Ch. -0-
-0-
-0-
4,240
8,725
4,485
3. Westbay
-0-
-0-
-0-
-0-
8,000
8,000
4. Upper Bay Townhomes 33
33
-0-
-0-
-0-
-0-
5. YMCA
-0-
-0-
-0-
15,769
60,333
44,564
6. Upper Bay Office
-0-
-0-
-0-
67,951
71,578
3,62,7
7. Anniversary Lane
57
57
-0-
-0-
-0-
-0 -
8. NB Golf Course
40-
-0-
40-
11,898
20,000
8,102
9. Estate Lots
3
3
-0-
-0-
-0-
-0-
TOTAL
412
444
32
99,858
168,636
68,778
Population
816
879
63
Santa Ana Heights Area (Statistical Area J6)
1. Irvine Avenue. This area includes the lots within the corporate boundary of the City
of Newport Beach southeasterly of Irvine Avenue and Bristol Street. The area is
designated for Retail and Service Commercial or Administrative, Professional and
Financial Commercial land use. The maximum floor area ratio allowed isi 0:5/0.75.
NEE
I
1
.1
I
' 2. Santa Ana Heights. The Santa Ana Heights area includes the unincorporated Coun-
ty territory easterly of Irvine Avenue between Bristol Street and Upper Newport Bay.
The General Plan policies and land use designations are intended to create land uses
'
compatible with the John Wayne Airport, respond to the demand for commercial
uses along the Corona del Mar Freeway, and protect and enhance the character of
the well established residential areas. The area is designated for Administrative,
'
Professional and Financial Commercial, Retail and Service Commercial and Single
Family Detached land use. Santa Ana Heights is designated as a Specific Plan area
in order that unique zoning may be created bo accommodate the character of the area.
The residential areas in Santa Ana Heights are in two main components, and are fully
subdivided and developed. The large lots located adjacent to the Regional Equestrian
'
Trail have traditionally been the residential. area where the keeping of large animals
has been permitted, thereby providing this unique opportunity to those residents that
enjoy a rural/equestrian lifestyle. The larger lot subdivision is generally subdivided
'
at 19,800 sq.ft. per lot. Those lots smaller than 19,800 sq.ft. and subdivided prior to
annexation may remain, and those larger shall not be subdivided smaller than 19,800
'
sq.ft. The large "estate" lots south of Mesa ]Drive shall not be further subdivided.
The other residential area has been subdivided at approximately five (5) lots per acre.
1 Lots which are undersized as of annexation shall be allowed to remain. Further sub-
divisions in this area which result in additional dwelling units shall not be permitted.
' All of the residentially designated lots may be developed with no more than one
dwelling unit per lot. Commercial horse stables are allowed in the large lot area sub-
ject to the provisions of the Specific Plan.
' Areas designated for Administrative, Professional and Financial Commercial or
Retail and Service Commercial are limited to a maximum floor area ratio of 0.5.
' Hotels, motels and convalescent hospitals are not permitted in areas designated for
Administrative, Professional and Financial. Commercial:
' 3. Bayview. This Planned Community is located on the southwesterly comer of Bristol
Street and Jamboree Road. The area is designated for Administrative, Professional
and Financial Commercial, Single Family Detached, and Single Family Attached
land use. Maximum permitted development by site within the Planned Community
is as follows:
1
1
1
I
Single Family Attached:
Single Family Detached:
Professional, Adm. Office:
Hotel:
Restaurant/Office Site:
Buffer:
88 dwelling units
145 dwelling units
660,000 sq.ft: office; 27,000 sq.ft. retail
300 rooms
8,000 sq.ft. restaurant or 7,000 sq.ft. office
16 acres
Commercial development limits do not include above grade parking structures.
-59-
EASTRAY AREA (STATISTICAL DIVISION K)
This area includes all land between Upper Newport Bay and Jamboree Road north of Coast
Highway.
Newport Dunes Area (Statistical Area KI)
1. Bayside Tillage Commercial. This area is located adjacent to Upper Bay bridge on
Coast Highway at Bayside Drive. The site is designated for Recreational and Marine
Commercial land use, and is allowed a maximum floor area ratio of 0.51035.
2. Bayside Village Residential. This site is located between Upper Newport Bay and the
Newport Dunes. The site is designated for Multi - Family Residential, and is allowed
one dwelling for each 2,904 sq.ft. of buildable lot area. The existing mobile home
park is also allowed under this designation. The sand spit enclosing the waterway ad-
jacent to the existing residential development is designated for Recreational and
Environmental Open Space. This site is considered an environmentally (sensitive
habitat area, and no development is permitted.
3. Newport Dunes. This site is a County Aquatic Park Facility in Upper Newport Bay,
northwesterly of Jamboree Road and Coast Highway. It is designated for Recreation-
al and Environmental Open Space, and development is permitted pursuant to the
Newport Dunes Settlement Agreement, as follows:
Hotel:
ESTIMATED GROWTH' FOR STATISTICAL AREA J6'
Restaurant:
. 27,500 sq.ft.
Residential (in du's)
Commercial (in sq.ft.)
Marine RetaWCoffee Shop:
Einsting
Gen.Plan
Projected
Existing
Gen Plan
Projected
6,000 sq.ft.
VIM
Projection
Growth
1/1/87
Projection
Growth.
1. Irvine Avenue
6
-0-
(6)
136;084
202,276
66,1921
2. Santa Ana Heights
442
313
(129)
351,816
1,144,991
793,175,
3. Bayview
233
233
-0-
599,660
987,500
387,840
TOTAL
681
546
(135)
1,087,560
2334,767
1,247,207
Population
1,348
1,081
(267)
EASTRAY AREA (STATISTICAL DIVISION K)
This area includes all land between Upper Newport Bay and Jamboree Road north of Coast
Highway.
Newport Dunes Area (Statistical Area KI)
1. Bayside Tillage Commercial. This area is located adjacent to Upper Bay bridge on
Coast Highway at Bayside Drive. The site is designated for Recreational and Marine
Commercial land use, and is allowed a maximum floor area ratio of 0.51035.
2. Bayside Village Residential. This site is located between Upper Newport Bay and the
Newport Dunes. The site is designated for Multi - Family Residential, and is allowed
one dwelling for each 2,904 sq.ft. of buildable lot area. The existing mobile home
park is also allowed under this designation. The sand spit enclosing the waterway ad-
jacent to the existing residential development is designated for Recreational and
Environmental Open Space. This site is considered an environmentally (sensitive
habitat area, and no development is permitted.
3. Newport Dunes. This site is a County Aquatic Park Facility in Upper Newport Bay,
northwesterly of Jamboree Road and Coast Highway. It is designated for Recreation-
al and Environmental Open Space, and development is permitted pursuant to the
Newport Dunes Settlement Agreement, as follows:
Hotel:
275 rooms
Restaurant:
. 27,500 sq.ft.
(4877500 sq.ft. max)
Marine RetaWCoffee Shop:
7,500 sq.ft.
Dry Boat Storage:
400 spaces
Marina Office:
5,000 sq.ft..
Administration:
6,000 sq.ft.
R.V. Support:
8,000 sq.ft.
Boat Slips:
200 slips
R.V. Park:
444 spaces
Boat Ramp:
7 lanes
Day Use Parking:
645 spaces
Commercial development limits do not include above grade parking structures.
-60-
' 4. Bayview Landing. This site is located adjacent to the Newport Dunes site, on the
northwesterly corner of Jamboree Road and East Coast Highway. The higher level
of the site which is on the comer of Coast Highway and Jamboree Road is designated
for Recreational and Environmental Open Space. It is proposed that this site be dedi-
cated to the City when the balance of the site is approved for development, and used
for a view park, with a trail staging area for bicyclists and pedestrians, restrooms, pic-
nic areas, drinking fountains and bicycle racks.
' Hotel and support facilities are allowed on this site, with a maximum of 479 hotel
rooms.
' 8. Newporter Knoll. This site is located between the Newporter Resort and John Wayne
Gulch. It is designated for Recreational and Environmental Open Space for passive .
open space use. .
9. John Wayne Tennis Club. This site is located on Jamboree Road at John Wayne Gulch.
The site is designated for Recreational and Environmental Open Space land use.
' Tennis club and support facilities are allowed on this site. The maximum allowed
development is 0.1 FAR.
' 10. Newporter North. This site is bounded by the Upper Newport Bay, San Joaquin Hills
Road, Jamboree Road and John Wayne Gulch. Bluff areas and environmentally sen-
t sitive resource areas are designated for Recreational and Environmental Open
Space. Precise mapping of sensitive areas is required prior to approval of develop-
ment on the remainder of the site. No development of these areas are permitted.
The northern portion of the site near San Joaquin Hills Road is designated for Single
Family Attached land use, with a maximum of 212 dwelling units allowed. This desig-
' -61-
The lower level of the site which is on the comer of Jamboree Road and Back Bay
Drive is designated for Retail and Service: Commercial land use, and is allocated
10,000 sq.ft. for restaurant use, or 40,000 sq.ft. for athletic club use, excluding park-
'
ing.
'
5. Shelbnaker Island. This site is the southernmost of the three Upper Bay islands. It is
designated for Recreational and Environmental Open Space. The southern tip of the
island currently supports a dredging operation and the UCI Rowing Base. These uses
are allowed to continue, but may not be intensified.
' Hotel and support facilities are allowed on this site, with a maximum of 479 hotel
rooms.
' 8. Newporter Knoll. This site is located between the Newporter Resort and John Wayne
Gulch. It is designated for Recreational and Environmental Open Space for passive .
open space use. .
9. John Wayne Tennis Club. This site is located on Jamboree Road at John Wayne Gulch.
The site is designated for Recreational and Environmental Open Space land use.
' Tennis club and support facilities are allowed on this site. The maximum allowed
development is 0.1 FAR.
' 10. Newporter North. This site is bounded by the Upper Newport Bay, San Joaquin Hills
Road, Jamboree Road and John Wayne Gulch. Bluff areas and environmentally sen-
t sitive resource areas are designated for Recreational and Environmental Open
Space. Precise mapping of sensitive areas is required prior to approval of develop-
ment on the remainder of the site. No development of these areas are permitted.
The northern portion of the site near San Joaquin Hills Road is designated for Single
Family Attached land use, with a maximum of 212 dwelling units allowed. This desig-
' -61-
6. Upper Newport Bay Ecological Reserve. This site includes all of Upper Newport Bay,
including both tidelands and uplands owned by the California Department of Fish
and Game. Upland areas of the reserve are designated for Recreational and Environ-
mental Open Space. Uses consistent with the Upper Bay Management Plan are per-
mitted.
'
7. Newporter Resort. This site is located on the northwesterly comer of Jamboree Road
and Back Bay Drive. It is designated for Retail and Service Commercial land use.
' Hotel and support facilities are allowed on this site, with a maximum of 479 hotel
rooms.
' 8. Newporter Knoll. This site is located between the Newporter Resort and John Wayne
Gulch. It is designated for Recreational and Environmental Open Space for passive .
open space use. .
9. John Wayne Tennis Club. This site is located on Jamboree Road at John Wayne Gulch.
The site is designated for Recreational and Environmental Open Space land use.
' Tennis club and support facilities are allowed on this site. The maximum allowed
development is 0.1 FAR.
' 10. Newporter North. This site is bounded by the Upper Newport Bay, San Joaquin Hills
Road, Jamboree Road and John Wayne Gulch. Bluff areas and environmentally sen-
t sitive resource areas are designated for Recreational and Environmental Open
Space. Precise mapping of sensitive areas is required prior to approval of develop-
ment on the remainder of the site. No development of these areas are permitted.
The northern portion of the site near San Joaquin Hills Road is designated for Single
Family Attached land use, with a maximum of 212 dwelling units allowed. This desig-
' -61-
\F
nation of Single Family Attached shown on the Land Use Plan (Map) represents an
anticipated development type, and is not intended to limit development to only that
type. This area may be developed with any of the residential product types within the
established dwelling unit limit.
11. Park Newport. This site is bounded by Upper Newport Bay, the Mouth of Big Canyon,
Jamboree Road and San Joaquin Hills Road. The site is designated Multi - Family
Residential, and is allocated 1,306 dwelling units, which reflects the existing develop-
ment.
The Bluffs Area (Statistical Area K2)
1. Mouth of Big Canyon. This area is northerly of Park Newport between Upper New-
port Bay and Jamboree Road. The site is designated for Recreational and Environ-
mental Open Space, for passive recreation and wildlife habitat restoration.:
2. Domingo Drive. This area includes all R -3 parcels in the vicinity of Domingo Drive.
The area is designated for Multi - Family Residential land use. One dwelling unit is
allowed for each 3,101 sq.ft. of buildable lot area.
3. Eastbluff GEIF. The educational and institutional sites along Eastbluff Drive, Mar
Vista Drive, and Domingo Drive are designated for Governmental, Educational and
W AM
ESTIMATED GROWTH FOR STATISTICAL AREA S1
Residential (in du's)
Commercial (in sq.ft.)
Existing
Gen.Plau
Projected
Esisting
Gen.Plan
Projected
1/1/87
Projection
Growth
1/1/87
Projection
Growth
1. Bayside Village (C)
-0-
-0-
-0-
-0-
121,250
121,250
2. Bayside Village
291
397
106
-0-
-0-
-0-
3. Newport Dunes
-0-
-0-
-0-
25,466
567,500
542,034
4. Bayview Landing
-0-
-0-
-0-
-0-
40,000
40,000
5. Shellmaker Island
-0-
-0-
-0-
13,919
13,919
-0-
6. UNBER
-0-
-0-
-0-
-0-
-0-
-0-
7. Newporter Resort
-0-
40-
-0-
411,000
479,000
68,000
8. Newporter Knoll
-0-
-0-
-0-
-0-
40-
-0-
9. JW Tennis Club
-0-
-0-
-0-
8,152
19,994
11,842
10. Newporter North
-0-
212
212
4-
-0-
-0-
11. Park Newport
1,306
1,306
-0-
-0-
-0-
-0+
TOTAL
1,597
1,915
318
458,537
1,241,663
783,126
Population
3,162
3,792
630
The Bluffs Area (Statistical Area K2)
1. Mouth of Big Canyon. This area is northerly of Park Newport between Upper New-
port Bay and Jamboree Road. The site is designated for Recreational and Environ-
mental Open Space, for passive recreation and wildlife habitat restoration.:
2. Domingo Drive. This area includes all R -3 parcels in the vicinity of Domingo Drive.
The area is designated for Multi - Family Residential land use. One dwelling unit is
allowed for each 3,101 sq.ft. of buildable lot area.
3. Eastbluff GEIF. The educational and institutional sites along Eastbluff Drive, Mar
Vista Drive, and Domingo Drive are designated for Governmental, Educational and
W AM
Institutional land use. The uses include several churches, schools, and the Corona del
Mar High School site. The maximum permitted floor area ratio is 0.15.
4. The Bluffs. This area is between Upper Newport Bay and Eastbluff Drive, and is desig-
nated for Single Family Attached land use. The area is fully developed and is allo-
cated 1,374 dwelling units, which reflects the existing land use.
5. Eastbluff Center. This site is located on Eastbluff Drive at Vista del Sol. The land use
designation of Retail and Service Commercial allows continuation of the existing
Nneighborhood commercial shopping center. The maximum floor area ratio is 0.30.
6. Eastbluff Park This park site is owned by the City of Newport Beach, and is located
along Vista del Oro at Vista del Sol. The land use designation of Recreational and
Environmental Open Space.is intended to allow continuation of the active com-
munity park use. Adjacent to this site is the Boys Club site, which is also designated
for Recreational and Environmental Open Space, with a maximum permitted
development of 15,000 sq.ft.
7. Eastbluff Elementary. This site is located adjacent to Eastbluff Park, and is no longer
used for school facilities, but is used for civic, cultural and community facilities. It is
1 designated for Governmental, Educational and Institutional Facilities to allow a con-
tinuation of a broad spectrum of community support uses. The maximum allowed
floor area ratio is 0.1.
8. Newport Beach Tennis Club. This site is located northerly of the Eastbluff Shopping
Center. The site is designated for Recreational and Environmental Open Space, to
allow continuation of this active recreational use. The maximum permitted develop-
ment is 15,000 sq.ft.
I 9. Eastbluff Remnant. This site is located between Eastbluff Park and Upper Newport
Bay. The site is designated for Recreational and Environmental Open Space for pas-
sive open space use.
-63-
ESTIMATED GROWTH FOR STATISTICAL AREA K2
Eastbluff Area (Statistical Area K3)
1. Eastbluff. This area is located between Eastbluff Drive and Jamboree Road, and is
designated predominantly for Single Family Detached land use. The area is fully
developed and is allocated 460 dwelling units. No subdivision which will result in ad-
ditional dwelling units is allowed. The community recreation area on Alta Vista at
Basswood Street is designated for Recreational and Environmental Open, Space.
ESTIMATED GROWTH FOR STATISTICAL AREA K3
Residential (in du's)
Existing Gen.Plan Projected
VV87 Projection Growth
1. Eastbluff 460 460 -0-
TOTAL 460 460 -0-
Population 911 911 -0-
M
Commercial (in sq.ft.)
Existing Gen.Plan Projected
1/1/87 Projection Growth
-0- -0- -0-
-0- a a
Residential (in du's)
Commercial (in sq.ft.)
Existing
Gen.Plan
Projected
Existing
Gen.Plan
Projected
1/1/87
Projection
Growth
1/1/87
Projection
Growth,
1. Mouth of Big Canyon -0-
-0-
-0-
-0-
-0-
-0
2. Domingo Drive
216
216
-0-
-0-
-0-
-0-
3. Eastbluff GEIF
-0-
-0-
-0-
267,575
322,126
54,551
4. The Bluffs
1,374
1,374
-0-
-0-
-0-
-0
5. Eastbluff Center
-0-
-0-
-0-
61,596
90,873
29,277
6. Eastbluff Park
-0-
-0-
-0-
12,340
15,000
2,660
7. Eastbluff School
-0-
-0-
-0-
45,534
50,181
4,647
8. NB Tennis Club
-0-
-0-
4)-
7,622
15,000
7,378
9. Eastbluff Remnant
-0-
-0-
-0-
-0-
-0-
-0 1
TOTAL
1,590
1,590
-0-
394,667
493,180
98,513
Population
3,148
3,148
-0-
Eastbluff Area (Statistical Area K3)
1. Eastbluff. This area is located between Eastbluff Drive and Jamboree Road, and is
designated predominantly for Single Family Detached land use. The area is fully
developed and is allocated 460 dwelling units. No subdivision which will result in ad-
ditional dwelling units is allowed. The community recreation area on Alta Vista at
Basswood Street is designated for Recreational and Environmental Open, Space.
ESTIMATED GROWTH FOR STATISTICAL AREA K3
Residential (in du's)
Existing Gen.Plan Projected
VV87 Projection Growth
1. Eastbluff 460 460 -0-
TOTAL 460 460 -0-
Population 911 911 -0-
M
Commercial (in sq.ft.)
Existing Gen.Plan Projected
1/1/87 Projection Growth
-0- -0- -0-
-0- a a
1. Block O - Corporate Plaza. This site is bounded by Newport Center Drive, Farallon
Drive, Avocado Avenue and Coast Highway. The site is designated for Administra-
tive, Professional and Financial Commercial land use and is allocated 347,320 sq.ft.
of office development. Support retail commercial uses are also allowed within this
development allocation.
2. Block 100 - Gateway Plaza. This area is bounded by Newport Center Drive, Anacapa
Drive and Farallon Drive. The site is designated for Administrative, Professional and
' Financial Commercial land use and is allocated 196,545 sq.ft. of office development.
Support retail commercial uses are also allowed within this development allocation.
3. Block 200 - Design Plaza. This area is bounded by Newport Center Drive, Block 300,
Avocado Avenue, Farallon Drive and Anacapa Drive. The site is designated for Ad-
ministrative, Professional and Financial Commercial land use and is allocated
i 178,777 sq.ft. of office development. Support retail commercial uses are also allowed
within this development allocation.
JAMBOREE ROAD /MAC ARTHUR BOULEVARD AREA
(STATISTICAL DIVISION W
'
This area is comprised of the major commercial and residential planned communities, in-
cluding Newport Center, Big Canyon, Aeronutrondc FordBelcourt, North Ford, San Diego
Creek North, Jamboree/MacArthur, Koll Center Newport and Newport Place, as well as
the Campus Drive Industrial Tract.
Newport Center (Statistical Area Ll)
-65-
The Newport Center area is bounded by East Coast Highway, Jamboree Road, San Joa-
quin Hills Road and MacArthur Boulevard. Development is allocated to Newport Center
on a block -by -block basis, as set forth in the following discussion. All landscaped entry
areas of Newport Center are designated for Recreational and Environmental Open Space.
Transfers of development rights in Newport Center are permitted, subject to the approval
of the City with the finding that the transfer is consistent with the intent of the General
Plan and that the transfer will not result in any adverse traffic impacts. It is proposed that
Newport Center be rezoned to the Planned Community District, with a comprehensive
Planned Community Text developed and adopted.All development limits are exclusive of
parking.
1. Block O - Corporate Plaza. This site is bounded by Newport Center Drive, Farallon
Drive, Avocado Avenue and Coast Highway. The site is designated for Administra-
tive, Professional and Financial Commercial land use and is allocated 347,320 sq.ft.
of office development. Support retail commercial uses are also allowed within this
development allocation.
2. Block 100 - Gateway Plaza. This area is bounded by Newport Center Drive, Anacapa
Drive and Farallon Drive. The site is designated for Administrative, Professional and
' Financial Commercial land use and is allocated 196,545 sq.ft. of office development.
Support retail commercial uses are also allowed within this development allocation.
3. Block 200 - Design Plaza. This area is bounded by Newport Center Drive, Block 300,
Avocado Avenue, Farallon Drive and Anacapa Drive. The site is designated for Ad-
ministrative, Professional and Financial Commercial land use and is allocated
i 178,777 sq.ft. of office development. Support retail commercial uses are also allowed
within this development allocation.
4: Block 300 - 77seaterPlaza. This area is bounded by Newport Center Drive, San Miguel
Drive, Avocado Avenue and Block 200. The site is designated for Administrative,
'
Professional and Financial Commercial land use and is allocated 104,158 sq.ft. of of-
fice development and 2,050 theater seats. Support retail commercial uses are also
allowed within this development allocation.
5. Block 400 - Medical Plaza. This area is bounded by Newport Center Drive, San
Nicolas Drive, Avocado Avenue and San Miguel Drive. The site is designated for Ad-
-65-
ministrative, Professional and Financial Commercial land use and is allocated 88,173
sq.ft. of office development, and 351,945 sq.ft. of medical office development. Sup-
port retail commercial uses are also allowed within this development allocation.
6. Block 500 - Company Plaza. This area is bounded Newport Center Drive, Santa Rosa
Drive, San Joaquin Hills Road, Avocado Avenue and San Nicolas Drive. The site is
designated for Administrative, Professional and Financial Commercial land use and
is allocated 377,170 sq.ft. of office development. Support retail commercial uses are
also allowed within this development allocation.
7. Block 600 - Financial Plaza. This area is bounded by Newport Center Drive, Santa
Cruz Drive, San Joaquin Hills Road and Santa Rosa Drive. The site is designated for
Administrative, Professional and Financial Commercial land use and is. allocated
955,329 sq.ft. of office development and 325 hotel rooms. Support retail commercial
uses are also allowed within the office portion of this development allocation.
8. Block 700 - Insurance Plaza. This site is bounded by Newport Center Drive, Santa
Maria Road, San Clemente Drive and Santa Cruz Drive. The site is designated for
Administrative, Professional and Financial Commercial land use and is. allocated
327,671 sq.ft. of office development. Support retail commercial uses are also allowed
within this development allocation
9. Block 800 - Pacific Plaza. This area is bounded by Newport Center Drive, Santa Bar-
bara Drive, San Clemente Drive and Santa Maria Road. The site is designated for
Administrative, Professional and Financial Commercial and Multi - Family. Residen-
tial land uses. The office portion of the block is allocated 240,888 sq.ft; of office
development and 13,096 sq.ft.of restaurant use. Support retail commercial uses are
also allowed within this development allocation The residential portion of this block
is allocated 245 dwelling units.
10. Block 900 - Hotel Plaza. This area is bounded by Newport Center Drive, the Balboa
Bay Tennis Club, the Newport Beach Country Club, Jamboree Road and Santa Bar-
bara Drive. The site is designated for Administrative, Professional and Financial
Commercial and Multi - Family Residential land uses. The allowed development is
611 hotel rooms with ancillary hotel support facilities and 11,630 sq.ft; of office
development. The residential site is allocated 67 dwelling units.
11. Civic Plaza. This area is bounded by Jamboree Road, San Joaquin Hills Road, Santa
Cruz Drive, San Clemente Drive, and Santa Barbara Drive. The site is designated for
Administrative, Professional and Financial Commercial; Retail and Service Com-
mercial and Governmental, Educational and Institutional Facilities. Entitlement in
this block is as follows:
Office: 2
250,111 sq.ft. P
me-Tel
The City library site is shown for Government, Educational and Institutional
Facilities, with an alternate use of Administrative, Professional and Financial Com-
mercial. In the event that the library is relocated to the Newport Village site based
on a land exchange with The Irvine Company for the existing site, the existing library
site and the adjacent Irvine Company - owned vacant parcels ( 5 acres) would be al-
lowed to develop with Administrative, Professional and Financial Commercial uses
with a maximum 65,550 sq.ft. Additional traffic studies to demonstrate the adequacy
of the circulation system to accommodate the substitution of land use would be re-
quired. This allocation would replace the 14,000 sq.ft. of Institutional and 8,400 sq.ft.
of additional office if the library is not relocated.
12. Corporate Plaza West. This site is bounded by Newport Center Drive, East Coast
L Highway, the Newport Beach Country Crib and the Balboa Bay Tennis Club. The
site is designated for Administrative, Professional, and Financial Commercial land
use. The site is allocated 115,000 sq.ft.
1 13. Balboa Bay Tennis Club. This site is bounded by Corporate Plaza West, the Newport
Beach Tennis Club and the Granville Apartments. The site is designated for Recrea-
tional and Environmental Open Space and. is allocated 24 tennis courts.
` 14. Newport Beach Country Club. This site is designated for Recreational and Environ-
mental Open Space to allow the continuation of the 131.52 acre facility.
15. Amling's Nursery. This site is located on East Coast Highway and is designated for
Retail and Service Commercial land use. The maximum allowed development is
5,000 sq.ft. for retail commercial land use only.
16. Villa Point. This site is bounded by East Coast Highway, Jamboree Road, Sea Island
and the Newport Beach Country Club. 'Cbe site is designated for Multi - Family
1 Residential land use and is allocated 228 dwelling units. 20% of the units shall be af-
flordable, with the affordability standards and term determined at the time of project
approval.
17. Sea Island. This area is located on Jamboree Road across from the Newporter Resort.
The site is designated for Single Family Attached development and is allocated 132
dwelling units, which reflects the existing land use.
18. Fashion Island. This site is located within the circle formed by Newport Center Drive.
The site is designated for Retail and Service Commercial land use and is allocated
1,310,750 sq.ft. for regional retail and 1,700 theater seats. No office development is
allowed in Fashion Island.
-67-
19. Newport Village. This area is bounded by San Joaquin Hills Road, MacArthur
Boulevard, East Coast Highway and Avocado Avenue.
A. Ten acres at Coast Highway and MacArthur Boulevard are designated for
Governmental, Educational and Institutional Facilities for museum use with a max-
imum allowed development of 100,000 sq.ft.
B. Four acres of the Newport Village area are shown for Recreational and Environmen-
tal Open Space for neighborhood park use. The precise location of the park site has
not been established, but will be determined when plans are submitted for develop-
ment of office entitlement on the remainder of the site, or, in the event of a transfer,
when plans are submitted for off -site development.
The property owner shall provide the City with an irrevocable offer of dedication of
four acres of the site in consideration for the conversion of previous residential en- ,
titlement to office use. The offer to dedicate the four acre parcel may be modified to
require dedication of another site within the City subject to the consent of the proper-
ty owner and the City. The irrevocable offer to dedicate the four acre parcel shall be
provided within sixty (60) days after a written request from the City to the property
owner. The irrevocable offer shall not obligate the property owner to dedicate the
property prior to issuance of permits for the office development on -site or off -site,
or the execution of a development agreement which vests the property owner's rights
to construct the allowable development.
C. Approximately 2.5 acres at the comer of San Joaquin Hills Road and MacArthur
Boulevard is also designated for Governmental, Educational and Institutional
Facilities, for use as the Orange County Transit District transfer facility. Storage of
buses overnight and routine maintenance of vehicles is not allowed on this'site.
D. Four acres of the Newport Village site have been shown for Administrative, Profes-
sional and Financial Commercial Uses with an alternate of Government, Education-
al, Institutional Facilities. This is to allow for the possible relocation of the City library
currently located in Civic Plaza. If the library is relocated at Newport Village, it would
be limited to a maximum square footage of 50,000 sq.ft. and additional traffic studies
to demonstrate the adequacy of the circulation system to accommodate thelsubstitu-
tion of land use would be required. The 50,000 sq.ft. of institutional use would be a
substitute for the otherwise allowed 0.2 FAR office use (approximately 35,000 sq.ft.).
The balance of the site is designated for Administrative, Professional and Financial
Commercial land use, with a maximum floor area ratio of 0.2 of the buildable lot area
exclusive of the land necessary for the completion of MacArthur Boulevard and
Avocado Avenue as set forth in the Master Plan of Circulation.
-68- it 1
Big Canyon (Statistical Area L2)
Big Canyon is bounded by San Joaquin Hills Road, Jamboree Road, Ford Road and Mac-
Arthur Boulevard. The area is identified as the Big Canyon Planned Community. The areas
are numbered as on Planned Community Text map.
1. Big CanyonArea 1. This area is designated for Single Family Attached development
and is allocated 83 dwelling units, which reflects the existing land use.
2. Big Canyon Area 2. This area is designated for Single Family Attached development
and is allocated 17 dwelling units, which reflects the existing land use.
a3. Big Canyon Area 3. This area is designated for Single Family Attached development
and is allocated 12 dwelling units, which reflects the existing land use.
-69-
ESTIMATED GROWTH FOR STATISTICAL AREA Ll
Residential (in
du's)
Commercial (in sq.ft.)
Existing
Gen.Plan
Projected
Existing
Gen.Plan
Projected
1/1/87
Projection
Growth
-1/1/87
Projection
Growth
1. Block O
-0-
-0-
-0-
246,146
347,320
101,174
2. Block 100
-0-
-0-
-0-
196,545
196,545
-0-
3. Block 200
-0-
-0-
-0-
178,777
178,777
-0-
4. Block 300
-0-
-0-
0
130,408
134,908
4,500
5. Block 400
-0-
-0-
-0-
440,118
440,118
-0-
6. Block 500
-0-
-0-
-0-
377,170
377,170
-0-
7. Block 600
-0-
-0-
-0-
1,280,329
1,280,329
-0-
8. Block 700
-0-
-0-
-0-
327,671
327,671
-0-
9. Block 800
-0-
245
245
253,984
253,984
-0-
10. Block 900
67
67
-0-
611,630
622,630
11,000
11. Civic Plaza
-0-
-0-
-0-
365,160
383,560
18,400
12. Corporate Plaza West -0-
-0-
-0-
15,000
115,000
100,000
13. Tennis Club
-0-
-0-
-0-
-0-
-0-
-0-
14. NB Country Club
-0-
-0-
-0-
-0-
-0-
-0-
15. Amling's
-0-
-0-
-0-
3,960
5,000
1,040
16. Villa Point
-0-
228
228
-0-
-0-
-0-
17. Sea Island
132
132
-0-
-0-
-0-
-0-
18. Fashion Island
-0-
-0-
-0-
1,305,918
1,336,250
30,332
19. Newport Village
-0-
-0-
-0-
650
250,000
249,350
TOTAL
199
672
473
5,733,466
6,249,262
515,796
Population
394
1,331
937
Big Canyon (Statistical Area L2)
Big Canyon is bounded by San Joaquin Hills Road, Jamboree Road, Ford Road and Mac-
Arthur Boulevard. The area is identified as the Big Canyon Planned Community. The areas
are numbered as on Planned Community Text map.
1. Big CanyonArea 1. This area is designated for Single Family Attached development
and is allocated 83 dwelling units, which reflects the existing land use.
2. Big Canyon Area 2. This area is designated for Single Family Attached development
and is allocated 17 dwelling units, which reflects the existing land use.
a3. Big Canyon Area 3. This area is designated for Single Family Attached development
and is allocated 12 dwelling units, which reflects the existing land use.
-69-
4. Big Canyon Area 4. This area is designated for Single Family Attached development '
and is allocated 66 dwelling units, which reflects the existing land use.
5. Big Canyon Area 5. This area is designated for Single Family Attached development
and is allocated 61 dwelling units, which reflects the existing land use.
6. Big Canyon Area 6. This area is designated for Single Family Attached development
and is allocated 61 dwelling units, which reflects the existing land use.
7. Big CanyonArea 7 This area is designated for Single Family Attached development
and is allocated 26 dwelling units, which reflects the existing land use.
8. Big Canyon Area S. This area is designated for Single Family Detached development
and is allocated 34 dwelling units. No subdivision of this area which will result in ad-
ditional dwelling units is allowed.
9. Big Canyon Area 9. This area is designated for Single Family Detached development
and is allocated 67 dwelling units. No subdivision of this area which will result in ad-
ditional dwelling units is allowed. '
10. Big CanyonArea 10. This area is designated for Single Family Detached development
and is allocated 21 dwelling units. No subdivision of this area which will result in ad-
ditional dwelling units is allowed.
11. Big CanyonArea 11. This area is designated for Single Family Attached development
and is allocated 25 dwelling units, which reflects the existing development.
12. Big CanyonArea 12. This area is designated for Single Family Detached development
and is allocated 117 dwelling units. No subdivision of this area which will result in ad-
ditional dwelling units is allowed.
13. Big Canyon Area 13. This area is designated for Single Family Attached development
and is allocated 43 dwelling units, which reflects the existing development.
14. Big Canyon Area 14. This area is designated for Multi - Family Residential develop-
ment and is allocated 74 dwelling units. One dwelling unit is allowed for each 5,533
sq.ft. of buildable lot area.
15. Big CanyonArea 15. This site is located onthe northeasterly corner of Jamboree Road
and MacArthur Boulevard. The site is designated for Retail and Service; Commer-
cial land use and is allocated 1,834 sq.ft.
16. Big Canyon Area 16. This area is designated for Multi - Family Residential develop-
ment and is allocated 80 dwelling units. One dwelling unit is allowed for each 9,169
sq.ft. of buildable lot area.
-70-
17. Big Canyon Country Club. This golf course with related facilities is located within the
Big Canyon Planned Community and is designated for Recreational and Environ-
mental Open Space to allow the continuation of this 191.13 acre facility. Maximum
development permitted is 65,000 sq.ft.
North Ford Area (Statistical Area 1:3)
1. Aeronutronic Ford. This area is bounded by Ford Road, Jamboree Road, Bison
Avenue and MacArthur Boulevard. The area is identified as the Aeronutronic Ford
Planned Community. Areas described are numbered as on the Planned Community
Text map.
1 -1. AFArea 1. This area is designated for Single Family Attached development and is
allocated 50 dwelling units, which reflects the existing development.
-71-
ESTIMATED GROWTH FOR STATISTICAL AREA U
Residential (in do's)
Commercial (in sq.ft.)
Existing
Gen.Plan
Projected
Existing
Gen.Plan
Projected
1/1/87
Projection
Growth
1/1/87
Projection
Growth
1. Area 1
83
83
-0-
-0-
-0-
-0-
2. Area 2
17
17
-0-
-0-
-0-
-0-
3. Area 3
12
12
-0-
-0-
-0-
-0-
4. Area 4
66
66
-0-
-0-
-0-
-0-
S. Area S
61
61
-0-
-0-
-0-
-0-
6. Area 6
61
61
-0-
-0-
-0-
-0-
7. Area 7
26
26
-0-
-0-
-0-
-0-
8. Area 8
34
34
-0-
-0-
-0-
-0-
9. Area 9
66
67
1
-0-
-0-
-0-
10. Area 10
5
21
16
-0-
-0-
-0-
11. Area 11
25
25
-0-
-0-
-0-
-0-
12. Area 12
117
117
4)-
-0-
-0-
-0-
13. Area 13
43
43
-0-
0
-0-
-0-
14. Area 14
74
74
-0-
-0-
-0-
-0-
15. Area 15
-0-
-0-
4)-
1,834
2,000
166
16. Area 16
-0-
80
80
-0-
-0-
-0-
17. BC Country Club
1
1
-0-
51,058
65,000
13,942
TOTAL
691
788
97
52,892
67,000
14,108
Population
1,368
1,560
192
North Ford Area (Statistical Area 1:3)
1. Aeronutronic Ford. This area is bounded by Ford Road, Jamboree Road, Bison
Avenue and MacArthur Boulevard. The area is identified as the Aeronutronic Ford
Planned Community. Areas described are numbered as on the Planned Community
Text map.
1 -1. AFArea 1. This area is designated for Single Family Attached development and is
allocated 50 dwelling units, which reflects the existing development.
-71-
!i
1 -2. AFArea 2. This area is designated for Single Family Attached development and is
allocated 53 dwelling units, which reflects the existing development.
1 -4. AFArea 4. This area is designated for General Industry and is allocated 11,331,000
sq.ft. of development, exclusive of parking.
1 -5. AFArea 5. This area is designated for Single Family Detached development and is
allocated 39 dwelling units. No subdivision resulting in additional units in this area
is allowed.
1 -6. AFArea 6. This area is designated for Single Family Attached development and is
allocated 54 dwelling units, which reflects the existing development.
1 -7. AFArea 7. This area is designated for Single Family Attached development and is
allocated 59 dwelling units, which reflects the existing development.
1 -8. AFArea 8. This area is designated for Single Family Attached development and is
allocated 168 dwelling units, which reflects the existing development.
2. North Ford This area is bounded by Bison Avenue, Jamboree Road, San Diego Creek
and the City boundary. The area is identified as the North Ford Planned Community. ,
Areas described are numbered as on the Planned Community Text map. All develop-
ment limits exclude parking.
2 -1. NFArea 1. This area is designated for Governmental, Education and Institutional '
Facilities with an allocation of 58,417 sq.ft. and for General Industry with an alloca-
tion of 48,952 sq.ft.
2 -2. NF Area 2. This area is designated Governmental, Educational and Institutional
Facilities, General Industry and Retail and Service Commercial. The development
allocation is as follows:
Synagogue site: 31,150 sq.ft Utility Station: 1,000 sq.ft.
TIC Corp. Yard: 33,940 sq.ft. Retail Site: 33,550 sq.ft.
Postal Facility: 55,200 sq.ft.
2 -3. NFArea 3. This site is designated for Retail and Service Commercial land use and is ,
allocated 50,000 sq.ft. of retail commercial development.
2-4. NFArea 4. This area is designated for Multi - Family Residential land use and is allo-
cated 300 dwelling units. 20% of the units shall be affordable, with the affordability
standards and term determined at the time of project approval. '
2 -5. NFArea 5. This area is designated for residential development in three types. The
Single Family Detached area is allocated 159 dwelling units and no subdivision which
will result in additional dwelling units is allowed. The Single Family Attached area
-72- '
i_l
w
1
I
I
I
I
I
1
I
I
I
I
is allocated 120 dwelling units which reflects the existing development. The Multi -
Family Residential area is allocated 570 dwelling units and one unit is allowed for
.each 2,778 sq.ft. of buildable lot area.
2 -6. NFArea 6. This site is designated for Recreational and Environmental Open Space
for community park uses. This park site is intended to provide major facilities for the
City's community recreation programs.
3. San Diego CreekNorth. This site is located on Jamboree Road easterly of the Bayview
Planned Community. The site is designated for Administrative Professional and
Financial Commercial land use and is allocated 112,000 sq.ft. A Fire Station reser-
vation of 2.5 acres is also designated on the site.
4. Jamboree /MacArthur. This site is located southerly of the intersection of Jamboree
Road and MacArthur Boulevard. It is designated for Administrative, Professional
and Financial use, with a floor area ratio of 0.25.
-73-
ESTIMATED GROWTH FOR STATISTICAL AREA W
Residential (in du's)
Commercial (in sq.ft.)
Fidsting
Gen.Plan
Projected
Eadsting
Gen.Plan
Projected
1/1/87
Projection
Growth
111/87
Projection
Growth
1 -1. AF Area 1
50
50
0
-0-
-0-
-0-
1-2. AF Area 2
53
53
0
-0-
-0-
-0-
1-4. AF Area 4
-0-
-0-
-0-
1,227,488
1,331,000
103,512
1 -5. AF Area 5
39
39
-0-
-0-
-0-
-0-
lb. AF Area 6
54
54
0
-0-
-0-
-0-
1-7. AF Area 7
59
59
-0-
-0-
-0-
-0-
1-8. AF Area 8
168
168
-0-
-0-
-0-
-0-
2-1. NF Area 1
-0-
-0-
-0-
74,692
107,369
32,677
2 -2. NF Area 2
0
-0-
-0-
100,930
154,840
53,910
2 -3. NF Area 3
-0-
-0-
0
-0-
50,000
50,000
2 -4. NF Area 4
4-
300
300
-0-
-0-
-0-
2-5. NF Area 5
849
849
-0-
-0-
-0-
-0-
2-6. NF Area 6
-0-
-0-
-0-
-0-
-0-
-0-
3. San Diego Creek North -0-
-0-
-0-
-0-
112,000
112,000
4.7amboree/MacArthur -0-
-0-
-0-
-0-
50,000
50,000
TOTAL
1,272
1,572
300
1,403,110
1,805,209
402,099
Population
2,519
3,113
594
-73-
Airport Area (Statistical Area IA)
1. Koll Center Newport. Koll Center Newport is bounded by Campus Drive, Jamboree
Road and MacArthur Boulevard. The area is identified as the Koll CenterNewport
Planned Community. Areas described are the same as those defined in the Planned
Community Text. All development limits exclude parking.
1 -1. KCNOffice SiteA. This site is designated for Administrative, Professional and Finan-
cial Commercial land use and is allowed 403,346 sq.ft. plus 471 hotel rooms.
1 -2. KCNOffice Site B. This site is designated for Administrative, Professional and Finan-
cial Commercial land use and is allowed 1,060,898 sq.ft. Support retail commercial
uses are allowed within this allocation. ,
1 -3. KCNOffice Site C. This site is designated for Administrative, Professional and Finan-
cial Commercial land use and is allocated 734,641 sq.ft. Support retail commercial
uses are allowed within this allocation.
1 -4. KCNOffice Site D. This site is designated for Administrative, Professional and Finan-
cial Commercial land use and is allocated 250,149 sq.ft. Support retail commercial
uses are allowed within this allocation. ,
1 -5. KCNOffiee Site E. This site is designated for Administrative, Professional and Finan-
cial Commercial land use and is allocated 32,500 sq.ft. Support retail commercial uses
are allowed within this allocation.
1 -6. KCNOffice Site E This site is designated for Retail and Service Commercial land use
and is allocated 34,500 sq.ft. This site may also accommodate separate office uses.
1 -7. KCNOffice Site G. This site is designated for Administrative, Professional and Finan-
cial Commercial land use and is allocated 81,372 sq.ft. Support retail commercial uses
are allowed within this allocation.
1 -8. KCNIndustrial Site 1 & 2. This site is designated for General Industry and is allocated
403,775 sq.ft.
1 -9. KCNRetail and Service Site 1. This site is designated for Retail and Service Commer-
cial and is allocated 102,110 sq.ft.
1 -10. Court House. This site is designated for Governmental, Educational and Institution-
al Facilities and is allocated 90,000 sq.ft.
2. Newport Place. Newport Place is bounded by Birch Street, MacArthur Boulevard,
Jamboree Road and Bristol Street North. The area is identified as the Newport Place
Planned Community. The areas described are not the same as those defined on the
Planned Community Text map, but are a compilation of the area on a block -by -block
74
'
rl
J
basis, with more precise site allocations made in the Planned Community Text. All
development limits exclude parking.
I
2 -1.
NP Block A. Block A is bounded Corinthian Way, MacArthur Boulevard and Birch
Street. The site is designated for Retail and Service Commercial land use, with a 468
room hotel permitted.
2 -2.
NP Block B. Block B is bounded by Birch Street, Corinthian Way, Scott Drive and
Dove Street. The site is designated for Retail and Service Commercial land use and
11,950 sq.ft. is allowed.
2 -3.
NP Block C. Block C is bounded by Scott Drive, Corinthian Way, MacArthur
Boulevard Newport Place Drive and Dove Street. The site is designated for Retail
and Service Commercial and Administrative, Professional and Financial Commer-
cial land use and is allocated 457,880 sq.ft.
2 -4.
NP Block D. Block D is bounded by Birch Street, Dove Street, Westerly Place and
Quail Street. The site is designated for Administrative, Professional and Financial
Commercial land use and is allocated 288,264 sq.ft.
2 -5.
NP Block E. Block E is bounded by Westerly Place, Dove Street and Quail Street.
The site is designated for Administrative, Professional and Financial Commercial
land use and is allocated 834,762 sq.ft.
2 -6.
NP Block F. Block F is bounded by Newport Place Drive, MacArthur Boulevard,
Bowsprit Drive and Dove Street. The site is designated for Administrative, Profes-
sional and Financial Commercial land use and is allocated 201,180 sq.ft.
2 -7.
NP Blocks G & H. Block G & H are bounded by Birch Street, Quail Street, Spruce
1
Street and Bristol Street North. The site is designated for Administrative, Profes-
sional and Financial Commercial land use and is allocated 295,952 sq.ft.
2 -8. NP Block L Block I is bounded by Spruce Street, Quail Street, Dove Street and Bris-
tol Street North. The site is designated for Retail and Service Commercial land use
and is allocated 99,538 sq.ft. plus 7.63 acres for auto center use.
2 -9. NP Block J. Block J is bounded by Dove Street, Bowsprit Drive, MacArthur
Boulevard, Jamboree Road and Bristol Street North. The site is designated for Ad-
ministrative, Professional and Financial Commercial and Retail and Service Com-
mercial land use. The site is allocated 204,530 sq.ft. plus 3.0 acres for auto center use.
' 3. Campus Drive. This area is bounded by Campus Drive, MacArthur Boulevard, Birch
Street and Bristol Street North. The area is designated for Administrative, Profes-
sional and Financial Commercial land use. The maximum allowed floor area ratio is
0.5/0.75.
-75-
HARBOR VIEW BILLS AREA (STATISTICAL DIVISION M)
This area includes all land northerly of Fifth Avenue and easterly of MacArthur Boulevard.
Harbor View Mills Area (Statistical Area Ml)
1. Point del Mar. This site is located on the northeasterly corner of MacArthur
Boulevard and Fifth Avenue. The site is designated for Single Family Detached
development and is allocated 43 dwelling units. No subdivision which will result in
the addition of dwelling units is allowed.
-76-
ESTIlMATED GROWTH FOR STATISTICAL AREA L4
Residential (in du's)
Commercial (in sq.11.)
Eidstin8
Gen.Plan
Projected
Fadsting
Gen.Plan
Projected
1/187
Projection
Growth
VV87
Projection
Growth
1 -1. KCN OS A
-0-
-0-
-0-
874,346
874,346
-0-
1-2. KCN OS B
-0-
-0-
-0-
1,060,898
1,060,898
-0
1 -3. KCN OS C
-0-
-0-
-0-
734,641
734,641
-0-'
1 -4. KCN OS D
-0-
40-
-0-
250,176
250,176
-0-
1-5. KCN OS E
-0-
-0-
-0-
30,810
32,500
1,690
1-6. KCN OS F
-0-
-0-
-0-
31,816
34,300
2,484
1 -7. KCN OS G
-0-
-0-
-0-
81,372
81,372
-0=
1 -8. KCN IND 1 & 2
-0-
-0-
-0-
377,520
403,775
26,255
1 -9. KCN RS 1
-0-
-0-
4)-
52,086
102,110
50,024
1 -10. Court House
-0-
-0-
-0-
69,256
90,000
20,744
2 -1. NP BLK A
-0-
-0-
-0-
349,000
468,000
119,000
2 -2. NP BLK B
-0-
-0-
-0-
10,150
11,950
1,800
2 -3. NP BLK C
-0-
-0-
-0-
211,487
457,880
246,393
2 -4. NP BLK D
-0-
-0-
-0-
274,300
288,264
13,964
2 -5. NP BLK E
4)-
-0-
-0-
834,762
834,762
-0
2-6. NP BLK F
-0-
-0-
-0-
192,675
201,180
8,505
2 -7. NP BLK G & H
-0-
-0-
-0-
255,001
295,952
40,951
2 -8. NP BLK 1
-0-
-0-
-0-
160,578
160,578
-0-
2 -9. NP BLK J
-0-
-0-
-0-
190,500
228,530
38,030
3. Campus Drive
-0-
-0-
-0-
885,202
1,261,727
376,525
TOTAL
-0-
t1
t1
6,926,576
7,872,941
946,365
Population
-0-
4)-
-0-
HARBOR VIEW BILLS AREA (STATISTICAL DIVISION M)
This area includes all land northerly of Fifth Avenue and easterly of MacArthur Boulevard.
Harbor View Mills Area (Statistical Area Ml)
1. Point del Mar. This site is located on the northeasterly corner of MacArthur
Boulevard and Fifth Avenue. The site is designated for Single Family Detached
development and is allocated 43 dwelling units. No subdivision which will result in
the addition of dwelling units is allowed.
-76-
2. Harbor View SchooL This site is located on Goldenrod Avenue north of Grant
Howald Park. The site is designated for Governmental, Educational and Institution-
al Facilities and is allowed a maximum of 50,000 sq.ft..
3. Grant Howald PaWOASIS. The area north of Fifth Avenue between Goldenrod
Avenue and Marguerite Avenue is owned by the City of Newport Beach and used for
various park purposes. The area is designated for Recreational and Environmental
Open Space to allow the continuation of the existing uses, including the Community
Youth Center and support facilities for the OASIS Center. The site on the comer of
Fifth Avenue and Marguerite Avenue may be developed with additional OASIS
Facilities. The maximum floor area permitted is 6,000 sq.ft.
4. Jasmine Park. This development is located on Marguerite Avenue northerly of the
OASIS expansion site. It is designated for Single Family Attached development and
is allocated 47 dwelling units, which reflects the existing land use.
5. Harbor View Drive Area This area is bounded by MacArthur Boulevard, Crown
Drive, the Jasmine Creek development, Harbor View School and The Shores Apart-
ment complex. The area is designated for Single Family Detached development and
is allocated 146 dwelling units. No subdivision which will result in additional dwell-
ing units is allowed.
6. Crown DriveArea. This area is bounded by MacArthur Boulevard, San Miguel Drive,
San Joaquin Hills Road and Crown Drive. The area is designated for Single Family
Detached development and is allocated 120 dwelling units. No subdivision which will
result in additional dwelling units is allowed.
7. Harbor Pointe. This area is bounded by MacArthur Boulevard, Roger's Gardens and
San Miguel Drive. The area is designated for Single Family Detached and is allocated
1 21 dwelling units. No subdivision which will result in additional dwelling units is al-
lowed.
8. Roger's Gardens. This site is located on the southeasterly comer of MacArthur
Boulevard and San Joaquin Hills Road. The site is designated for Retail and Service
Commercial land use an is allowed a maximum floor area of 0.25 FAR.
9. Jasmine Creek. This area is located southwesterly of San Joaquin Hills Road and Mar-
guerite Avenue. The area is designated for Single Family Attached development and
is allocated 324 dwelling units, which reflects the existing development. The common
open space lots in Jasmine Creek are designated for Recreational and Environmen-
tal Open Space.
1 10. SanJoaquin Hills ParkArea. This area is located easterly of Crown Drive North, south
of San Joaquin Hills Road. The park is designated for Recreational and Environmen-
tal Open Space, to allow the continuation of the existing use, which includes lawn
1
-77-
bowling. immediately to the south of the park is a utility service yard, which, is desig-
nated for Governmental, Educational and Institutional Facilities.
11. The Shores Apartments. This site is located northeasterly of Sea Lane between Har-
bor View Drive and Goldenrod Avenue. The site is designated for Multi - Family
Residential land use, and one dwelling unit is allowed for each 2,178 sgfq. of buil-
dable lot area.
Buck Gully Area (Statistical Area M2)
1. OASIS. The Oasis Senior Citizen Center is located on the northeasterly corner of
Marguerite Avenue and Fifth Avenue. The site is designated Recreational and En-
vironmental Open Space and is allowed a maximum floor area of 30,000 sq.ft.
2. The Terraces. This project is located easterly of the Oasis Senior Citizen Center. The
site is designated for Single Family Attached development and is allocated 100 dwell-
ing units, which reflects the existing land use.
3. Harbor View Hills. This area is located southeasterly of San Joaquin Hills Road and
Marguerite Avenue. The area is designated for Single Family Detached land use and
a"
ESTIMATED GROWTH FOR STATISTICAL AREA 1171
Residential (in du's)
Commercial (in sq.ft.)
Fadsting
Gen.Plan
Projected
Existing
Geu.Plan
Projected
111187
Projection
Growth
1/1/87
Projection
Growth'
1. Point del Mar
43
43
-0-
-0-
-0-
-0-.
2. Harbor View School
-0-
-0-
-0-
39,250
50,000
10,750
3. Howald Park/Oasis
-0-
-0-
-0-
5,600
6,000
400
4. Jasmine Park
47
47
-0-
-0-
-0-
-0-
5. HV Drive
146
146
-0-
-0-
-0-
-0-
6. Crown Drive
120
120
-0-
-0-
-0-
-0-
7. Harbor Pointe
21
21
-0-
-0-
-0-
-0-
8. Roger' Gardens
-0-
-0-
-0-
56,766
70,785
14,019
9. Jasmine Creek
324
324
-0-
-0-
-0-
-0-
10. SJH Park
-o-
-0-
-0-
-0-
-0-
-o-
il. The Shores
1211
149
29
-0-
-0-
-0-
TOTAL
821
850
29
101,616
126,785
25,169
Population
1,626
1,683
57
Buck Gully Area (Statistical Area M2)
1. OASIS. The Oasis Senior Citizen Center is located on the northeasterly corner of
Marguerite Avenue and Fifth Avenue. The site is designated Recreational and En-
vironmental Open Space and is allowed a maximum floor area of 30,000 sq.ft.
2. The Terraces. This project is located easterly of the Oasis Senior Citizen Center. The
site is designated for Single Family Attached development and is allocated 100 dwell-
ing units, which reflects the existing land use.
3. Harbor View Hills. This area is located southeasterly of San Joaquin Hills Road and
Marguerite Avenue. The area is designated for Single Family Detached land use and
a"
t
is allocated 489 dwelling units. No subdivision which will result in additional dwell-
ing units is permitted.
4. Buck Gully. This site is located between Harbor View Hills and the easterly City
boundary. It is designated for Recreational. and Environmental Open Space for pas-
sive open space uses.
Pacific View Area (Statistical Area M3)
1. Baywood This area is on the northeasterly corner of MacArthur Boulevard and San
Joaquin Hills Road. The site is designated for Multi- Family Residential land use and
is allocated 388 dwelling units.
2. Harbor View Center. This site is located on. the northeasterly corner of San Joaquin
Hills Road and San Miguel Road. The site is designated for Retail and Service Com-
mercial land use and is allowed a maximum floor area of 0.3 FAR.
3. Bayport. This site is located easterly of the Harbor View Hills Center. The site is
designated for Multi - Family Residential land use with one dwelling unit allowed for
each 2,050 sq.ft. of buildable lot area.
■ 4. Lincoln School. This site is located easterly of the Bayport Apartments. It is desig-
nated for Governmental, Educational and Institutional Facilities with a maximum al-
lowed development of 0.15 FAR.
5. Churches. Various site on both sides of Pacific View Drive are designated for
Governmental, Educational and Institutional Facilities to allow continuation of ex-
-79-
ESTIMATED GROWTH FOR STATISTICAL AREA M2
Residential (in du's)
Commercial (in
sgSt.)
F--dsting
Gen.Plan
Projected!
F�risting
Gen.Plan
Projected
1/1/87
Projection
Growth
111/87
Projection
Growth
1. OASIS
-0-
-0-
-0-
18,000
30,000
12,000
2. The Terraces
100
100
-0-
-0-
40-
-0-
3. Harbor View Hills
489
489
-0-
40-
40-
-0-
4. Buck Gully
4-
-0-
-0-
-0-
-0-
-0-
TOTAL
589
589
-0-
18;000
30,000
12,000
Population
1,166
1,166
-0-
Pacific View Area (Statistical Area M3)
1. Baywood This area is on the northeasterly corner of MacArthur Boulevard and San
Joaquin Hills Road. The site is designated for Multi- Family Residential land use and
is allocated 388 dwelling units.
2. Harbor View Center. This site is located on. the northeasterly corner of San Joaquin
Hills Road and San Miguel Road. The site is designated for Retail and Service Com-
mercial land use and is allowed a maximum floor area of 0.3 FAR.
3. Bayport. This site is located easterly of the Harbor View Hills Center. The site is
designated for Multi - Family Residential land use with one dwelling unit allowed for
each 2,050 sq.ft. of buildable lot area.
■ 4. Lincoln School. This site is located easterly of the Bayport Apartments. It is desig-
nated for Governmental, Educational and Institutional Facilities with a maximum al-
lowed development of 0.15 FAR.
5. Churches. Various site on both sides of Pacific View Drive are designated for
Governmental, Educational and Institutional Facilities to allow continuation of ex-
-79-
isting church uses. Maximum floor area allowed on these sites is 0.3 FAR. The
Lutheran Church of the Master site also includes 101 units of senior citizen'housing.
6. Reservoir. The Big Canyon Reservoir site is designated for Governmental, Educa-
tional and Institutional Facilities to accommodated this public utility use.
7. Pacific View Memorial Park. This site is located at the easterly terminus of Pacific ,
View Drive and is designated for Governmental, Educational and Institutional
Facilities, to allow the continuation of the cemetery, mausoleum and support uses.
The site is allowed a maximum floor area of 50,000 sq.ft.
8. Harbor Woods. This project is located on the northeasterly corner of San Miguel
Drive and Pacific View Drive. The site is designated for Single Family Attached land
use and is allocated 52 dwelling units, which reflects the existing land use.
9. Canyon Crest. This project is located easterly of Harbor Woods and is designated for
Single Family Attached land use. The allocation of 42 dwelling units reflects the ex-
isting land use.
10. Marguerite Apartments. This site is bounded by Marguerite Avenue, Pacific View
Drive, Harbor Day School and San Joaquin Hills Road. The site is designated for
Multi - Family Residential land use and one dwelling unit is allowed for each 2,178
sq.ft. of buildable lot area.
11. Harbor Day School. This site is located easterly of the Marguerite Apartments and is
designated for Governmental, Educational and Institutional Facilities. The maxi-
mum allowed development is 0.15 FAR.
12. Baywood Day Care. This site is located on San Miguel Road adjacent to the Baywood
apartments. The site is designated for Governmental, Educational and Institutional ,
Facilities, and is allowed a maximum floor area of 0.4 FAR.
-gQ
ESTIMATED GROWTH FOR STATISTICAL AREA NO
Residential (in du's)
Commercial (in sq.ft.)
Existing
Gen.Plan
Projected
Existing
Gen.Plan
Projected
1/187
Projection
Growth
VIM
Projection
Growth
1. Baywood
388
388
-0-
-0-
40-
-0-
2. Harbor View Center
-0-
-0-
-0-
78,723
79,453
730
3. Bayport
104
104
-0-
-0-
4)-
-0-
4. Lincoln School
-0-
-0-
40-
89,489
123,427
33,938
5. Churches
101
101
-0-
114,656
158,535
43,879
6. Reservoir
-0-
-0-
-0-
4)-
-0-
-0-
7. Padfic View Park
-0-
-0-
-0-
45,404
50,000
4,596
8. Harbor Woods
52
52
-0-
-0-
-0-
-0-
9. Canyon Crest
42
42
-0-
40-
-0-
-0-
10. Marguerite Apts.
64
89
25
-0-
-0-
-0-
11. Harbor Day School
-0-
-0-
-0-
29,580
42,732
13,152
12 Baywood Day Care
-0-
-0-
-0-
6,620
8,486
1,866
TOTAL
751
776
25
364,472
462,633
98,161
Population
1,487
1,536
49
Harbor View domes Area (Statistical Area M4)
1 1. Harbor View Homes. This area consists of the developed residential area between
Freeway Reservation East and San Miguel Drive. The area is designated for Single
Family Detached development and is allocated 1,043 dwelling units. No subdivision
which will result in additional dwelling units is allowed.
2. Buffalo Hills Park This City park is designated for Recreational and Environmental
Open Space for neighborhood park use.
3. Harbor View School. This site is designated for Governmental, Educational and In-
stitutional Facilities, and is allowed a maximum floor area of 0.25 FAR.
4. Freeway Reservation East. This site is located on MacArthur Boulevard between the
' Upper Big Canyon Nature Park and Ford Road. The site is designated for Single
Family Attached use and is allocated 76 dwelling units.
am
5. Upper Big Canyon Nature Park. This site is between Baywood and Harbor View
Homes, and is designated Recreational and Environmental Open Space for passive
open space use.
Harbor Ridge Area (Statistical Area M5)
1. Broadmoor Seaview. This development is located on San Miguel Drive noith of the
Big Canyon reservoir. The area is designated for Single Family Detached, develop-
ment and is allocated 166 dwelling units. No subdivision which will result in :addition-
al dwelling units is allowed.
2. Harbor Hill. This project is located on the southeasterly corner of Spyglass Hill Road ,
and San Miguel Drive. The site is designated for Single Family Detached develop-
ment and is allocated 40 dwelling units. No subdivision which will result in addition-
al dwelling units is allowed.
3. Seawind. This area is located northeasterly of Spyglass Hill Road and San Miguel
Drive. The area is designated for Single Family Detached development and is allo-
cated 119 dwelling units. No subdivision which will result in additional dwelling units
is allowed. ,
4. Newport Hills Center. This site is located on the southeasterly corner of Ford Road
and San Miguel Drive. The site is designated for Retail and Service Commercial land '
use and is allowed a maximum floor area of 0.3 FAR.
-82-
ESTIMATED GROWTH FOR STATISTICAL AREA M4
Residential (in du's)
Commercial (in sq.ft.)
Existing
Gen.Plan
Projected
Existing
Gen.Plan
Projected
111/87
Projection
Growth
1/1/87
Projection
Growth
1. Harbor View Homes
1,043
1,043
-0-
-0-
-0-
-0-
2. Buffalo Hills Park
-0-
-0-
-0-
-0-
-0-
-0-
3. Harbor View School
-0-
-0-
-0-
40,668
51,400
10,732
4. Pwy Res East
-0-
76
76
-0-
-0-
-0-'
5. Nature Park
-0-
-0-
-0-
-0-
-0-
40,
TOTAL
1,043
11119
76
40,668
51,400
10,732
Population
2,065
2,216
151
Harbor Ridge Area (Statistical Area M5)
1. Broadmoor Seaview. This development is located on San Miguel Drive noith of the
Big Canyon reservoir. The area is designated for Single Family Detached, develop-
ment and is allocated 166 dwelling units. No subdivision which will result in :addition-
al dwelling units is allowed.
2. Harbor Hill. This project is located on the southeasterly corner of Spyglass Hill Road ,
and San Miguel Drive. The site is designated for Single Family Detached develop-
ment and is allocated 40 dwelling units. No subdivision which will result in addition-
al dwelling units is allowed.
3. Seawind. This area is located northeasterly of Spyglass Hill Road and San Miguel
Drive. The area is designated for Single Family Detached development and is allo-
cated 119 dwelling units. No subdivision which will result in additional dwelling units
is allowed. ,
4. Newport Hills Center. This site is located on the southeasterly corner of Ford Road
and San Miguel Drive. The site is designated for Retail and Service Commercial land '
use and is allowed a maximum floor area of 0.3 FAR.
-82-
5. Harbor Ridge. This area is located between Spyglass Hill Road and the San Joaquin
Reservoir. The area is designated for either Single Family Detached or Single Fami-
ly Attached development. The total development permitted is 262 dwelling units,
which reflects the existing development. No subdivision which will result in addition-
al dwelling units is permitted.
6. Spyglass Hill. This area is located northeasterly of San Joaquin Hills Road and
Spyglass Hill Road. The area is designated for Single Family Detached development
and is allocated 209 dwelling units. No subdivision which will result in additional
dwelling units is allowed.
7. Carmel Bay. This area is located between Pacific View Memorial Park and Spyglass
Hill Road. The area is designated for Single Family Detached development and is
allocated 133 dwelling units. No subdivision which will result in additional dwelling
units is allowed.
8. Harbor View Knoll. This project is located on Ford Road at the northeasterly City
boundary. The site is designated for Single Family Attached development and is al-
1 located 64 dwelling units, which reflects the existing development.
9. Spyglass Hill Park and Open Space. This area is on Spyglass Hill Road near Capitan
Drive. The designation of Recreational and Environmental Open Space will allow
the continuation of the existing passive open space uses.
10. San Joaquin Reservoir. Lands associated with the maintenance of the San Joaquin
Reservoir in the City of Newport Beach are located adjacent to Harbor Ridge, and
are designated for Governmental, Educational and Institutional Facilities. Two
caretakers residences are allowed on the site.
-83-
ESTIMATED GROWTH FOR STATISTICAL AREA MS
Residential (in du's)
Commercial (in
sq.ft.)
Existing
Gen.Plan
Projected
Exsting
Gen.Plan
Projected
1/1187
Projection
Growth
1/1/87
Projection
Growth
1. Broadmoor Seaview
166
166
-0-
-0-
-0-
-0-
2. Harbor Hill
40
40
-0-
-0-
-0-
-0'I
3. Seawind
119
119
-0-
-0-
-0-
-0=
4. Newport Hills Center -0-
-0-
-0-
83,965
106,217
22,252
5. Harbor Ridge
262
262
-0-
-0-
-0-
-0
6. Spyglass Hill
209
209
-0-
-0-
-0-
-0-
7. Carmel Bay
133
133
40-
4)-
-0-
-0-
8. Harbor View Knoll
64
64
-0-
-0-
4)-
-07
9. Park & OS
-0-
-0-
-0-
-0-
-0-
-0-
10. SJ Reservoir
2
2
-0-
-0-
4)-
-0-
TOTAL
995
995
-0-
83,965
106,217
22252
Population
1,970
1,970
-0-
DOWNCOAST NEWPORT BEACH AREA (STATISTICAL DIVISION N)
This area includes the large unincorporated area east of the City. The area is designated
for a mixture of residential and visitor and neighborhood commercial land uses, which are
described in detail in the "Downcoast Newport Beach - Land Use Plan". This document,
which has been adopted by the City and parallels the Local Coastal Program approval of
the County of Orange, is hereby incorporated by reference into this Land Use Element,
and is attached as Appendix 1.
ESTIMATED GROWTH FOR STATISTICAL DIVISION N
Residential (in du's)
Commercial (in sq.fr.)
Existing
Gen.Plan Projected
Existing Gen.Plan
Projected
1/1/87
Projection Growth
1/1/8'7 Projection
Growth
NB Downcoast -0-
2,600 2,600
-0- 2,975,000
2,975,000
TOTAL -0-
2,600 2,600
-0- 2,975,000
2,975,000
Population -0-
5,148 5,148
Miscellaneous Residential Projections
As previously described in this Land Use Element, State law supercedes local land use
regulation in the ability to construct "second dwelling units" and "granny" units, as well as
mandating density bonuses above stated density or dwelling unit limits for the provision
of affordable housing. Based on requests for development in these categories in recent
years, the following residential growth can be anticipated within the timeframe of this plan.
ESTIMATED ADDITIONAL RESIDENTIAL GROWTH
Residential (in du's)
Existing Gen.Plan Projected
1/1/87 Projection Growth
Additional Residential -0- - 200 - 200
TOTAL -0- 200 200
Population -0- 396 .396
-85-
i
Citywide Growth Projections
The programs and policies for the Land Use Element will result in additional development
with associated population increases within the City, as well as in the unincorporated areas
within the City's planning area. This growth is summarized below.
ESTIMATED GROWTH FOR THE NEWPORT BEACH PLANNING AREA
CITY 34,191 39,819 5,628, 23,481,521 31,047,464 7,565,943
SPHERE -OF-
INFLUENCE 442 5,376 4,934 351,816 4,267,831 3,916,015
PLANNINGAREA
TOTAL 34,633 45,195 10,562 23833,337 35,315,29511,481,958 ,
I
_86_
Residential (in
du's)
Commercial (in sq.ft.) '
Existing
Gen.Plan
Projected
Existing
Gen.Plan
Projected
V 87
Projection
Growth
U187
Projection
Growth
DIVISION A
2„597
5,610
3,013
2,118,930
4,211,410
2,092,480
DIVISION B
3,885
4,965
1,080
1,247,381
1,710,736
463,355
DMSION C
901
1,168
167
-0-
-0-
-0-
DIVISION D
2,891
3,490
599
323,393
420,355
96,96,2
DIVISION E
2,228
2,797
569.
118,828
147,386
28,55,8
DIVISION F
4,454
5,205
751
700,332
989,689
289,35,7
DIVISION G
1,008
1,025
17
150,258
262,583
112,325
DIVISIONH
2,109
2,193
84
1,982,300
2,944,221
961,921
DIVISIONJ
4,552
4,616
64
1,613,946
3,147,625
1,533,679
DIVISION K
3,647
3,965
318
853,204
1,734,843
881,639
DIVISION L
2,162
3,032
870
14,116,044
15,994,412
1,878,368
DIVISION M
4,199
4,329
130
608,721
777,035
168,314
DIVISION N
-0-
2,600
2,600
-0-
2,975,000
2,975,000
MISC.RES.
-0-
200
200
-0-
-0-
-0-
CITY 34,191 39,819 5,628, 23,481,521 31,047,464 7,565,943
SPHERE -OF-
INFLUENCE 442 5,376 4,934 351,816 4,267,831 3,916,015
PLANNINGAREA
TOTAL 34,633 45,195 10,562 23833,337 35,315,29511,481,958 ,
I
_86_
ESTIMATED POPULATION INCREASES
CITY 67,698 78,844 11,146
SPHERE -OF-
INFLUENCE 875 10,644 9,769
PLANMNGAREA
TOTAL 68,573 89,488 2g915
-87-
Population (persons)
Existing
Geu.Plan.
Projected
111/87
Projection
Growth
DIVISIONA
5,142
11,108
5,966
DMSION B
7,692
9,830
2,138
DMSION C
1,784
2,313
529
DIVISION D
5,724
6,910
1,186
DMSION E
4,411
51538
1,127
DMSION F
8,819
10 306
1,487
DIVISION G
1,996
2,030
34
DIVISIONH
4,176
4,342
166
DMSIONJ
9,013
9,140
127
DMSION K
7,221
7,851
630
DIVISION I,
4,281
6,004
1,723
DIVISION M
8,314
8,572
258
DIVISIONN
-0-
5,148
5,148
MISC.RES.
-0-
396
396
CITY 67,698 78,844 11,146
SPHERE -OF-
INFLUENCE 875 10,644 9,769
PLANMNGAREA
TOTAL 68,573 89,488 2g915
-87-
MAPS
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CITY OF NEWPORT BEACH
LAND USE PLAN
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ADOPTED BY CITY COUNCIL : OCTOBER 24, 1988
PREPARE,) BY ADVANCE PLANNING DIVISION
RESIDENTIAL
SINGLE FAMILY DETACHED
SINGLE FAMILY ATTACHED
TWO FAMILY RESIDENTLAL
MULTI - FAMILY RESIDENTLAL
COMMERCIAL
RETAIL & SERVICE COMMERCIAL
ADMIN., PROF., & FINAN. COMMERCIAL
RECREATIONAL & MARINE COMMERCLAL
INDUSTRIAL
M
GENERAL INDUSTRY
�o
PUBLIC & SEMI - PUBLIC
°
INSTITUTIONAL
D
GOVERNMENT, EDUCATIONAL, &
INSTITUTIONAL FACILITIES
D
RECREATIONAL & ENVIRONMENTAL
OPEN SPACE
®
T1ATER
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ADOPTED BY CITY COUNCIL : OCTOBER 24, 1988
PREPARE,) BY ADVANCE PLANNING DIVISION