Loading...
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 1 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 i] 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 3 (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 2 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 5 r � L_J 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: 7 9 • 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 6J 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. 10 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 11 0 0 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 13 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. 14 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. 1 -7- WM 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 i 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 MM 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. am 0 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, -10- I I 0 I I 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. -11- 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. i 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 -12- "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. -13- 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. -14- 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. I -15- 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. -16- 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 -17- 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 -18- 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. -19- 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. MKiII I 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. -34- 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- I I 11 I I I I 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- I I 1 I i L I 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- I I 11 [1 [_J i I I 1 I I I 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. -46- 0 I I [1 I i 1 I 1 1 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. i 1. I 1 1 1 `1 i I I i 1 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- I I a 1 l] [1 LJ 1 I I I I E1 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 :: SPECIFIC AREA PLAN BOUNDARIES _92_ w - 071 _. TL r k °° r Newport Shores Specific Area Plan r Cannery Village / McFadden Square Specific Area Plan Jl I •'� ��1�1�11�/ OOF 1, �1��11►�1, no 1 1 11111 111111 i= M r � � � Ln �`vd. 1d Newp° pt80 spe llic A I ol MAI s:�tt 10 � \i DANA PD. �• d WY y`G %f64 E RQ t SPINOtV/ AW14M imax 0 n o I�L�r7 L-3 C"7 U U �7 A Qj C u � y / ! s 6S 0 60A ct 'o qa t � w v 7h ' 111 1 NES! I ns 1 " �� /LtawcE cows FKRfAx�owa /MAwNa J N B vii i p 'RT Mariners Mile Specific Area Plan T' .T M4M1pY v. s.evawr.cwo •.wr '� v n 1 � � � � r � � � � � � � � � � � � � � Yts� �Syf1 LPPLR a S 3 EAT .J CITY OF NEWPORT BEACH LAND USE PLAN W W r W 11! W1 s:�ii rx �ssr 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 W W r W 11! W1 s:�ii rx �ssr ADOPTED BY CITY COUNCIL : OCTOBER 24, 1988 PREPARE,) BY ADVANCE PLANNING DIVISION