HomeMy WebLinkAbout2009-01-28_GP-LCP IC Agenda Meeting PacketAGENDA
General Plan/LCP Implementation Committee
January 28, 2009
3:30 p.m.
City Council Chambers
1. Approve Action Minutes from January 14, 2008
Attachment No. 1 3:30-3:35pm
2. Draft Zoning Code Review
A. Alley Setbacks and Encroachments
B. Residential Related Regulations
C. Non -Conforming Structures
D. Public View Protection
Attachment No. 2 3:35-5:45pm
3. Items for Future Agenda 5:45-5:50pm
4. Public Comments on non -agenda items 5:50-6:00pm
5. Adjourn to February 18, 2009, 3:30 p.m.
Attachments:
1. Draft Action Minutes for January 14, 2009
2. Draft Zoning Code Review support material
ATTACHMENT NO. 1
Draft Action Minutes from January 14, 2009
CITY OF NEWPORT BEACH
GENERAL PLAN/LCP IMPLEMENTAION
COMMITTEE
DRAFT ACTION MINUTES
Action Minutes of the General Plan/LCP Implementation Committee held at the City Council
Chambers, City of Newport Beach, on Wednesday, January 14, 2009
Members Present:
X
Ed Selich, Mayor, Chairman
E
Leslie Daigle, Council Member
X
Don Webb, Council Member
X
Barry Eaton, Planning Commissioner
X
Robert Hawkins, Planning Commissioner
X
Michael Toer e, Planning Commissioner
Advisory Group Members Present:
X
Mark Cross
X
Larry Frapwell
X
William Guidero
X
Ian Harrison
X
Brion Jeannette
X
Don Krotee
X
Todd Schooler
Kevin Weeda
Dennis Wood
Staff Representatives:
X
Sharon Wood, Assistant City Manager
X
David Lepo, Planning Director
X
David Hunt, City Attorney
X
Aaron Harp, City Attorney
X
James Campbell, Senior Planner
X
GreggRamirez, Senior Planner
X
Melinda Whelan, Assistant Planner
E = Excused Absence
Committee Actions
1. Agenda Item No. 1 —Approval of minutes of December 10, 2008.
Action: Committee approved draft minutes.
Vote: Consensus
2. Agenda Item No. 2 — Coastal Land Use Plan Amendment: Progress
Staff member Jim Campbell provided a progress report on
responding to the 53 Coastal Commission suggested modifications.
There were four issues outstanding issues between the City Staff and
the Coastal Commission that Campbell has been working to resolve,
two of which appear to have been resolved. The four issues are
prohibition of timeshares in the CV designation, mitigation fees for
eliminating lower-cost accommodations or the provision of higher -
cost accommodations, mixed-use residential in Mariners Mile, and
allowing re -development within Corona Del Mar and Balboa Village.
The two issues that appear to be resolved are for the re -development
policy for Corona Del Mar and Balboa Village with amended language
that will be more flexible and mixed-use residential in Mariners Mile.
Coastal Commission staff will accept the possibility for fifty -percent of
the properties within this area to be used for mixed-use development
with residential only occurring on the second floor.
3. Agenda Item No. 3 — Draft Zoning Code Review
A. Comment Letter from Mariner's Mile Business Association (Provide
comments)
B. Paleontological, Archeological and Historical Resources (Direct staff to
include regulations in draft code or to continue to use Council policies
citywide)
C. Residential Parking Requirements (Review revised standard and direct
staff to make any necessary changes)
D. In -Lieu Parking Section (Review draft code and direct staff to make any
necessary changes)
E. Mixed -Use Noise and Tenant Notification (Review and direct staff to make
any necessary changes)
Action: The Committee went through items A. through E. Ned McCune,
Chairman of the Mariner's Mile Business Association expressed
concern with number three and number nine of the response letter
provided by staff. Committee member Hawkin's provided General
Plan policies related to the protection of Historical Resources and a
letter that provided an example of notifications and protections in
connection with residential developments in mixed use areas. After
discussion of each item the Committee and Advisory Members
discussed and directed staff to:
• try and accommodate MM Business association concern with
offices only allowed on second floor, resolution — take a look at
use tables and try and accommodate pedestrian oriented offices
on the ground floor for mixed -uses, public view protection (number
nine) will be brought back at a future scheduled meeting
• re -look at Council Policies K-2 (Places of Historical and
Architectural Significance), K-4 (Paleontological Guidelines), K-5
(Archeological Guidelines) and update accordingly to implement
General Plan Policies in the Historical Resources Element to
provide historical resource protection, resolution — do not codify
residential parking requirements resolution — 4,000 square feet of
habitable area, regardless of lot width, is threshold for requiring a
third parking space for new single-family residences
delete "and maintenance" before "of public parking facilities." in
the first sentence of Subsection 20.30.10 In -lieu Parking Fees
revise language of Subsection 20.60.130 Mixed -Use Noise and
Tenant Notification — include recordation requirement
The public provided a comment regarding 3.E. expressing that the
tenant notification resolution is good but noise could be a concern
with some of the visitor serving uses, such as restaurants that
Coastal Commission encourages in some mixed-use areas.
Vote: Consensus
4. Agenda Item No. 3 — Items for future agenda
Action: Tentative schedule for January 28th — revised public view protection,
non -conforming chapter specifically applicability, residential regulations, alley
setbacks with a focus on the second floor encroachment with guidance from the
Public Works and General Services Directors;
Vote: None
Agenda Item No. 4 — Public Comments on non -agenda items
The public provided comments requesting the following:
• for the PI district allow marinas and yacht clubs as a permitted use
• for the CM district add marinas as a permitted use with a footnote
referencing Title 17
• designate Bayshore Marina ( 2550 Bayshore Drive) with PI district
instead of OS to be consistent with other privately owned marinas
in the area
Meeting Adjourned 3:45 p.m.
ATTACHMENT NO. 2
Draft Zoning Code Review
General Plan/LCP Implementation Committee
Draft Zoning Code Review
January 28, 2009
.'7'ti •'RSIMf70
Alley Setbacks and Encroachments
It has become evident that several existing alley related regulations should be
changed or considered for change to improve vehicular circulation and access to
garages. The table below includes a short explanation of the current regulation, a
proposed change and a short explanation of the resulting benefit. These changes
have been discussed with the Public Works and General Services Departments
who are in favor the proposed changes. See the exhibit on the following page.
Existing Regulation
Proposed Chane
Benefit
Second and Third floors
Second and Third floors
Increased turning area for
permitted to encroach 2.5
permitted to encroach 2.5
large vehicles (e.g. garbage
feet into 5 -foot alley
feet into 5 -foot alley
trucks, delivery vehicles,
setback on lots with a depth
setback, except for corner
moving vans, etc.)
of 85 feet or less.
lots at the intersection of
two 10 -foot alleys.
Side yard structures when
At intersections of two 10-
Increased turning area
side yard adjacent to alley
foot alleys, require that (in
intersections for all
are permitted in accordance
addition to the 5 -foot alley
vehicles.
with the standard
setback remaining clear of
regulations for exceptions
obstructions) an additional
to setbacks -
5 -feet of the side yard
Fences/walls/accessory
adjacent to the alley remain
structures 6 feet in height
clear of all obstructions.
and less typically permitted.
5 -foot rear alley setback.
Require an 8 -foot garage
Increase the effective width
Must remain clear of all
setback when access is
of the alley and allow for
obstructions.
across from a side yard
easier access to garages
adjacent to an alley
making them more useable.
Required parking spaces
Staff recommends the
Increased maneuverability
are not permitted in alley
Committee consider
and access to
setbacks however, parking
prohibiting parking in these
garages/parking.
is in rear/alley setbacks and
areas. This may be best
yards is permitted.
taken as a separate item on
a future agenda.
---------------------------•8'•Proposed Rear•AIIeySetback...................
-------------------------------- 5'-RearAlleySetback-----r.................
Alley Width
No Obstructions (Proposed) 10 10
-----T Side•Setback•----
No Obstructions (Proposed)
--- T,Side•Setback-----/F-----
Fences, Walls, and/or Other\"° Fences, Walls, and/or Other
Acessory Structures Permitted �\ O \B Acessory Structures Permitted
in Side Yard Setback �\ Alley \� in Side Yard Setback
Widths
------------- 3' Side -Setback --------_!M ------" T -Side -Setback -----------
No First Floor Obstructions \ / No First Floor Obstructions
Permitted (Existing) Permitted (Existing)
No 2.5 -foot 2nd/3rd Floor Encroachments Permitted on Corner Lots (Proposed)
�D>G)
v U)
CD
M
I
Cow
n
3-O
m
Z CID
3
O
O
- O 7
CID
- m'
Z
o
0
o
Z)
°'
C7
o
3
CD
--- T,Side•Setback-----/F-----
Fences, Walls, and/or Other\"° Fences, Walls, and/or Other
Acessory Structures Permitted �\ O \B Acessory Structures Permitted
in Side Yard Setback �\ Alley \� in Side Yard Setback
Widths
------------- 3' Side -Setback --------_!M ------" T -Side -Setback -----------
No First Floor Obstructions \ / No First Floor Obstructions
Permitted (Existing) Permitted (Existing)
No 2.5 -foot 2nd/3rd Floor Encroachments Permitted on Corner Lots (Proposed)
Agenda Item 213
General Plan/LCP Implementation Committee
Draft Zoning Code Review
January 28, 2009
Residential Related Reaulations
Following are those Chapters that relate to residential development. Staff has met with the
advisory group and the underlined/strikeouts reflect proposed changes made at those meetings
and changes made at previous committee meetings.
20.30.030 — Fences, Hedges, and Walls
This Section provides standards for the provision of fences, hedges, and walls.
A. Maximum height allowed. Maximum heights of fences, hedges, and walls are shown in
Table 3-1.
TABLE 3-1
MAXIMUM HEIGHT OF FENCES, HEDGES, AND WALLS
Location
Maximum Height
Front setback areas.
42 inches. See Subsection B, below.
Rear and interior side setback areas.
6 ft. in residential and commercial zoning
districts.
8 ft. in industrial zoning districts adjacent to
residential uses.
Rear setback area abutting or adjacent to the waterfront
42 inches.
of Newport Bay, the shoreline of the Pacific Ocean, the
Old Channel of the Santa River (the Oxbow Loop), or the
channels in West Newport.
At intersections of streets, alleys and driveways within
See Section 20.30.110 (Traffic Safety Visibility
traffic sight areas.
Area).
B. Special area regulations.
1. Balboa Peninsula, Balboa Island, Corona del Mar, and West Newport. In
front setback areas in Balboa Peninsula, Balboa Island, Corona del Mar, and
West Newport fences and walls shall be allowed to extend to a height of 5 feet,
provided that any portion of the fence or wall above 2 feet shall be constructed of
open grillwork, wrought iron, latticework, pickets, or similar materials so that at
least 40 percent of the portion of the fence or wall above 2 feet is open.
2. East Bay Front on Little Balboa Island, and North Bay Front and South Bay
Front on Balboa Island. In front setback areas adjacent to East Bay Front on
Little Balboa Island, and North Bay Front and South Bay Front on Balboa Island,
fences and walls shall be allowed to extend to a height of 5 feet, provided that
any portion of the fence or wall above 2 feet shall be constructed of open
grillwork, wrought iron, latticework, pickets, or similar materials so that at least 40
percent of the portion of the fence or wall above 2 feet is open.
C. Exceptions to maximum height.
1. Grade differential. Where the existing grade of a lot adjacent to the front
setback area is more than 24 inches above the adjacent sidewalk (or curb
elevation where no sidewalk exists), a maximum 24 -inch high retaining wall shall
be allowed to be located at the front property line. Additional retaining walls shall
be allowed to a maximum height of 36 inches each provided they are set back a
minimum distance of 24 inches from the inward face of the previous retaining
wall. Additional retaining walls shall be subject to the same limitation. A
maximum 42 -inch fence shall be allowed atop the upper most retaining wall for
safety purposes, provided the fence is constructed of open grillwork, wrought
iron, latticework, pickets, or similar materials so that at least 40 percent of the
fence is open.
2. Decorative fence/wall details and lights. [New]
a. Finials, light fixtures, pilaster caps, pots, and similar decorative items may
be placed on fence or wall vertical support elements (e.g., pilasters,
pillars, posts, etc.) provided they are secure and do not extend more than
12 inches above the maximum allowed height.
b. The number of decorative items (e.g., finials, pilaster caps, pots, and
similar items) and light fixtures shall be limited to not more than one item
or fixture for every 6 lineal feet of fence or wall.
3. Fencing for pools and spas. [New]
a. Swimming pools, spas, and other similar features shall be fenced in
compliance with Municipal Code Title 15.
b. Required fencing and guardrails for ponds, spas, and swimming pools in
the rear setback areas of lots with 42 -inch height limitations may be
allowed to exceed the height limit up to the minimum required by
Municipal Code Title 15 in compliance with the following standards:
(1) Fences shall be constructed of open grillwork, wrought iron,
latticework, pickets, or similar materials so that at least 40 percent
of the fence or wall is open; and
(2) Fence height shall be limited to the minimum required by
Municipal Code Title 15.
Sidewalk
5-10" 40 Percent Open
Pedestrian Construction
I --I Required
Sidewalk
0
to
`Existing Grade
40 Percent Open A
Construction Existing
Required Grade
5-10"
Pedestrian
VI
2'-0"
Figure 3-1
Grade Differential at Front Property Line
D. Measurement of fence or wall height. [New]
1. The height of a fence, hedge, or wall shall be measured from the lowest existing
grade at the location where the fence, hedge, or wall is located.
2. Where a fence or wall is constructed on top of a retaining wall the height of the
fence or wall shall be measured from the side of the retaining wall with the
highest elevation. See Figure 3-2
Figure 3-2
Fence Height
E. Prohibited fence materials. [New] Barbed wire, electrical fences, razor wire, and other
similar materials shall not be allowed in a residential zoning districts.
20.30.040 — Grade Establishment [New]
This Section provides regulations for establishing the slope and grade of a lot for the purpose of
identifying the surface from which to measure structure height to be used in conjunction with the
provisions of Section 20.30.050 (Height Limits and Exceptions).
A. Establishment of slope. In order to determine which of the two methods to use to
establish the grade of the lot from which to measure structure height as provided in
Subsection B, below, it is first necessary to determine the slope of the lot as follows:
The slope of a lot shall be determined using a 4 -sided polygon that most closely
approximates the actual footprint of the proposed structure. The area of the 4 -
sided polygon shall not be smaller than the footprint of the proposed structure
and shall be located entirely within the buildable area of the lot; (See Figure 3-3)
Figure 3-3
Area for Determining Slope
2. The slope of the polygon shall be determined using the highest and lowest
elevation at any of the 4 corners of the polygon and the distance between the
respective corners;
3. If the location of the polygon selected by the applicant is not clearly
representative of the lot's topography or representative of the prevailing slopes
on adjoining lots because of retaining structures or previous excavation/fill, the
Director shall establish the appropriate area to be used to determine the slope of
the lot.
B. Establishment of grade. The grade of a lot shall be established by one of the following
methods unless the Director establishes the grade in compliance with Subsection C
(Establishment of grade by Director), below.
Subdivisions. If the City approves or has approved a grading plan in
conjunction with an approved subdivision, the established grade shall be the
finished grade as shown on the grading plan or Final Subdivision Map.
2. 5 percent or less slope. On lots where the slope of the 4 -sided polygon is 5
percent or less, the grade of the surface from which structure height is measured
shall be a plane established using the average of the elevations at each corner of
the 4 -sided polygon. Example: A + B + C + D = X; X/4 = Established grade
elevation from which to measure structure height.
3. More than 5 percent slope.
a. On lots where the slope of the 4 -sided polygon is greater than 5 percent,
the established grade from which structure height is measured shall be a
plane established by determining the elevation of the lot at 5 evenly
spaced points along each of the 2 side property lines and connecting
each of the points along a side property line with the corresponding point
on the opposite side property line.
b. The 5 evenly spaced points along each side property line shall be located
so that one point is located at the intersection of the front setback line
with the side property line and another point is located at the intersection
of the rear setback line with the side property line. The other 3 points
along the side property line shall be located so that all 5 points are
equidistant from each other. (See Figure 3-4)
P1
Front Setback _ _ P2 Buildable Area 4 -Sided polygon
that approximates
P3 the building footprint
P4
P2
P5
P3 Lot Line
P4 -
Veal Setback
Figure 3-4
Slope Greater than 5%
b. On lots that slope an average of 20 percent or greater, or on irregularly
shaped or sloping lots, the Director may require that additional points of
elevation be provided.
C. Establishment of grade by Director. If the Director finds that the existing grade on the
subject lot has been previously altered (e.g., contains retaining structures, property line
walls, planters, or excavation/fill), or other conditions to the degree that the existing
grade is not representative of the prevailing grades on adjoining lots and/or the general
area and, therefore, is not appropriate for the purpose of establishing the grade of the
subject lot, the Director shah may establish the grade that is reasonable and comparable
with the grades of adjoining lots and that will not be detrimental or injurious to property
and improvements on adjoining lots.
20.30.050 — Height Limits and Exceptions [Revised]
This section establishes regulations for determining compliance with the maximum allowable
height limits established for each zoning district by Part 2 (Zoning Districts, Allowable Land
Uses, and Zoning District Standards).
A. Height of structures and measurement.
1. Structure height established. Structures shall not exceed the maximum
allowable height for the zoning district in which the structure is located
.,liaRGo with Pai4 o (ZGRORg DiStFiGtS nI!Gwable i and Uses, ..a 7...d..g
n'1`•'^`� except as provided in Subsection B (Increase in height limit),
or Subsection C (Exceptions to height limits and setback planes), below.
2. Height measurement. Height shall be measured as the vertical distance from
the established grade of the pad to the highest part of the structure. The
established grade of the pad shall be established by one of the methods
identified in Section 20.30.040 (Grade Establishment).
3. Flood hazard areas.
a. Finished first floor elevation. The minimum required finished first floor
elevation for interior living areas of all new structures within flood hazard
areas established by the Flood Insurance Rate Maps recognized by the
Building Department as part of flood safety requirements and maps
adopted by the Council shall be at least 8.67 feet above (NAVD 88)
consistent with the Public Works Department standard for bulkhead
elevation.
b. Height measurement. The height of a principal structure shall be
measured from the elevation of the finished first floor, including habitable
space over a garage or other nonhabitable space.
C. Accessory structures. The height of accessory structures may be
measured from either the existing grade of the lot or the elevation
established by the Flood Rate Maps.
4. Setback plane in R-1 and R-2 zoning districts. Height limits in the R-1 and R-
2 zoning districts shall be regulated by a setback plane in compliance with the
procedure below.
a. Setback plane established. A setback plane is established by
projecting a vertical line at any point along a required setback line to a
point the allowed height for a flat roof and beginning at that point
projecting a 45 degree angle extending toward the interior of the parcel to
a point where it intersects a plane equal to the maximum height for the
zoning district. (See Figure 3-X, (Setback and Height Planes), below.
b. Lots 40 feet wide or less. than All feet in .F tth. The 45 degree angle
side setback area plane shall 444 not apply to structures on lots 40 feet
wide or less than 40 feet in width. On those parcels only the front and rear
setback plane shall wi44 apply.
5. Structures on Ocean Boulevard. New structures and additions/changes to
existing structures on the bluff side of Ocean Boulevard in Corona del Mar shall
not be constructed to a height greater than the elevation of the adjacent curb.
The top of curb height limit shall be established by a plane created by the
extension of the top of curb line across each lot.
Height Plane —\
Figure 3-5
Setback and Height Planes
B. Increase in height limit.
tback Plane
Setback Line
1. Procedure. The base height limits established in Part 2 (Zoning Districts,
Allowable Land Uses, and Zoning District Standards) may be increased within
specified areas with the adoption of a planned community district, adoption of a
specific plan, or approval of a Planned Development Permit, or Site Development
Review. The maximum height limit is not guaranteed by right and shall require
approval of a discretionary action when all applicable findings are met in
compliance with Subparagraph 3, (Required findings), below.
2. Height limit areas. Except for the residential zoning districts, the location of the
height limit areas are indicated on the "Height Limit Areas Map" (See Part 8,
Figure H-1), which is incorporated and made a part of this Zoning Code. The
designations of the height limit areas shall be as follows;
a. R-1 and R-2 zoning districts height limit area. In this height limit area
the base height limit for structures with flat roofs is 24 feet and the base
height limit for structures with sloped roofs is 29 feet. The height of a
structure may be increased up to a maximum of 28 feet with a flat roof or
33 feet with a sloped roof through the approval of a discretionary
application as provided above. This height limit applies in all R-1 and R-2
zoning districts.
b. RM zoning district height limit area. In this height limit area the base
height limit for structures with flat roofs is 28 feet and the base height limit
for structures with sloped roofs is 33 feet. The height of a structure may
be increased up to a maximum of 32 feet with a flat roof or 37 feet with a
sloped roof through the approval of a discretionary application as
provided above. This height limit applies in all RM zoning districts.
C. Nonresidential shoreline height limit area. In the nonresidential
shoreline height limit area the base height limit for structures with flat
roofs is 26 feet and the base height limit for structures with sloped roofs is
31 feet. The height of a structure may be increased up to a maximum of
35 feet with a flat roof or 40 feet with a sloped roof through the approval
of a discretionary application as provided above. The shoreline height
limit shall apply to all nonresidential zoning districts, including mixed use
zoning districts, within its boundaries.
d. Nonresidential, nonshoreline height limit area. In this height limit area
the base height limit for structures with flat roofs is 32 feet and the base
height limit for structures with sloped roofs is 37 feet. The height of a
structure may be increased up to a maximum of 50 feet with a flat roof or
55 feet with a sloped roof through the approval of a discretionary
application as provided above. This height limit shall apply to all
nonresidential, nonshoreline zoning districts, including mixed use zoning
districts, within its boundaries.
e. Hiah Rise Heiaht Area. In this heiaht limit area. the maximum heiaht
limit shall be 375 feet and no further increase to the maximum allowed
height is available. This height limit is applicable to all nonresidential
zoning districts within its boundaries as indicated on the Height Limit
Areas Map (See Part 8, Figure H-1).
Required findings. The review authority may adopt a planned community
district, adopt a specific plan, or approve a Planned Development Permit, or Site
Development Review to allow an increase in the height of a structure above the
base height only after first making all of the following findings in addition to the
findings required for the discretionary permit application:
a. The project applicant is providing additional project amenities beyond
those that are otherwise required including the following:
(1) Additional landscaped open space;
(2) Increased setback and open areas;
(3) Additional or improved coastal access beyond that required;
(4) Enhancement and protection of public views; and
(5) Provision of public parking for coastal access.
b. The architectural design of the project provides visual interest through the
use of light and shadow, recessed planes, vertical elements, and varied
roof planes;
C. The increased height will not result in undesirable or abrupt scale
changes or relationships being created between the proposed structure(s)
and existing adjacent developments or public spaces. Where appropriate,
the proposed structure(s) provide a gradual transition to taller or shorter
structures on abutting properties; and
d. The structure will have no more floor area than could have been achieved
without the approval of the height increase.
C. Exceptions to Height Limits and Setback Planes
1. Boat cranes. Boat cranes used in conjunction with an approved marine -oriented
nonresidential use may be allowed to exceed the maximum height limit up to a
maximum operating height of 70 feet, subject to the approval of a Minor Use
Permit.
2. Chimneys and vents. Chimneys for interior fireplaces and roof -mounted vents
shall be allowed to exceed height limits to the minimum extent required by
Municipal Code Title 15 (Building and Construction).
rphitr...tu Fal RAFeeR. (`hi........... RG16i diRg a ....L e -step eF rl... eFatiye
rGhitppt iral ';GFPPR ohRll ho RA lorgep than 2 foot i I.Vidth o..d A foot OR Ie Rgth
ZeRiRg diotrint
vr.
3. Dormers. shed. [New] Shed -lupe 13dormers may be allowed to exceed the
maximum height provided that:
a. The total width of the dormer that exceeds the height limit (setback plane)
shall not be greater than X35 percent of the length of the side of the
structure where the dormer is located-; aad
b. The roof pitch of the dormer shall not be less than 2:12: and
bc. The dormer shall not extend beyond a setback plane more than 2 feet
from its intersection with the setback plane.
4. Elevator shafts, enclosed stairwells. Elevator shafts and enclosed stairwell
housings may exceed the allowed height limit by the minimum height required by
Municipal Code Title 15 (Building and Construction) provided they do not exceed
30 square feet in area, unless a larger elevator is required by Municipal Code
Title 15 and/or Fire Department. In these instances, the area of the elevator or
stair housing shall not exceed the minimum size required by Municipal Code Title
15 and/or Fire Department. Elevator shafts and enclosed stairwell housings that
exceed 30 square feet in area shall have sloped roofs with a minimum 3/12 pitch.
5. Fences, hedges, and walls. Section 20.30.030 (Fences, hedges, and walls)
sets forth exceptions to height limits for these structures.
6. Flag poles.
a. Ground -mounted flag poles shall be allowed in residential zoning districts
to a maximum height of 28 feet and in nonresidential zoning districts to a
maximum height of 35 feet.
b. Flag poles mounted on tops of buildings located in nonresidential zoning
districts shall be allowed to exceed the maximum height limit by up to 20
feet. [New]
Landmark buildings. An alteration or addition to a 6landmark l3building shall be
exempt from height limits, provided that structural alterations or additions that
exceed the height of the existing structure shall require approval of a Site
Development Review in compliance with Section 20.66.070 and shall not exceed
a maximum of 55 feet in height. The Site Development Review may be approved
only if all of the following findings are first made in addition to those findings
identified on Section 20.66.070:
a. The portion of the structural alteration or addition that exceeds the height
of the existing structure does not significantly impact views from public
rights-of-way.
b. The portion of the structural alteration or addition that exceeds the height
of the existing structure will not be used in a manner that increases the
intensity of the use of the Landmark Building.
C. The allowed height of the Landmark Building will not be detrimental to the
health, safety, peace, comfort, or general welfare of persons residing or
working in the neighborhood of the Landmark Building.
8. Light standards. Light standards may be allowed to exceed maximum height
limits, subject to the approval of a Site Development Review in compliance with
Section 20.66.070. All light fixtures and standards shall comply with the
requirements of Section 20.30.060 (Outdoor Lighting).
9. Mechanical and solar equipment.
a. Nonresidential zoning districts. In nonresidential zoning districts, roof -
mounted mechanical and solar equipment, totaling not more than 30
percent of the total roof area, including required screening devices, shall
be allowed to exceed the maximum height limit by up to 5 feet.
b. Residential zoning districts. In residential zoning districts, roof -mounted
solar equipment, totaling not more than 30 percent of the total roof area,
shall be allowed to exceed the maximum height limit by up to 3 feet on a
flat roof and not above the ridae line on a sloped roof unless no other
alternative is available as determined by the Director.
10. Assembly and meeting facilities. Structures used as places of worship may be
allowed to exceed the height limit subject to the approval of a Site Development
Review in compliance with Section 20.66.070. Where more that one structure
exists or is proposed for the site, only the principal structure shall be eligible for
approval to exceed the maximum height limit.
11. Skylights and roof windows. 'Nhen mounted on aflat- of sSkylights or roof
windows shall be allowed to exceed the maximum height limit by up to 6 inches
on conforming roofs.
D. Airport area height limits.
Development applications. Applicants for projects that require a notice of
construction or alteration by Federal Aviation Administration (FAA) Regulations
Part 77 shall submit a copy of the FAA application to the Airport Land Use
Commission (ALUC) and provide the City with FAA and ALUC responses.
2. ALUC review. Development projects that include structures greaterhiaher than
200 feet above existing grade shall be submitted to the Airport Land Use
Commission (ALUC) for review. ALUC review comments shall be submitted to
the City within 60 calendar days from the date of referral of the application to the
ALUC and the determination shall be considered by the City before action on the
project. If the ALUC fails to make a determination within the 60 -day period, the
proposed project shall be deemed consistent with the Airport Environs Land Use
Plan (AELUP).
In addition, projects that exceed a height of 200 feet shall file Form 7460-1 with
the Federal Aviation Administration (FAA).
20.30.090 — Setback Regulations and Exceptions [Revised]
This Section establishes standards to ensure the provision of open areas around structures for:
visibility and traffic safety; access to and around structures; access to natural light and
ventilation; s^^^•^ti^^ Of iRGOrnp^tihle l..^,d us space for privacy, landscaping, and recreation;
protection of natural resources; and safety from fire and geologic hazards.
A. Setback requirements.
1. Structures.
a. Principal structures. Principal structures shall conform with the setback
requirements established for:
(1) Each zoning district in Part 2 (Zoning Districts, Allowable Land
Uses, and Zoning District Standards) of this Code;
(2) Any specific uses identified in Part 4 (Standards for Specific Land
Uses) of this Zoning Code;
(3) Any special setback areas established in Municipal Code Title 9
and Title15.
b. Access to dwellings. On residential lots wider than 30 feet wideAF Faere,
if the primary entrance to a single- or two -unit dwelling faces a side
setback area the entry door shall be set back a minimum of 5 feet from
the side property line and a 3 -foot wide unobstructed walkway shall be a
A fAot ;!rip 0.dh00L Area oh0ll he Fn i^t^iR-ad provided up to a minimum
height of 8 feet abeve ^)('^"^^ ^•^ ^ between the primary entrance a -a
^^l^ ^, t,.,^ , ^it rlwelliRg and the public street or alley. Withi.. this area,
•
The walkway 6hall
t l 1. .. .�
^^Ibeye gr -a 10 0 0hFnRRto oll..WRd OR this area
shall be steps ReGessaFy feF use••�f{.I# fl..... ....f.^....... The
0..40 .S thio C00tiOR RFP ..t i^t0^id0id t.. offe At the buildabip aFpa
Af a let
C. Access to side setback area. On residential lots. FZregardless of the
setback area encroachments allowed by this Subsection, a minimum 36 -
inch wide passageway shall be maintained within at least one side
setback area adjacent to the principal structure in compliance with the
following:
(1) The passageway shall be free of any encroachments or
obstructions from ground level to a height of 8 feet, including
mechanical equipment, and other items attached to, or detached
from, the principal structure;
(2) Fences and walls located immediately adjacent to the property
line may encroach up to 6 inches. No reduction or modification to
this requirement shall be allowed; and
(3) The opposite side setback area may have encroachments allowed
by this Subsection.
d. Accessory structures. All accessory structures shall comply with the
setback requirements established for:
(1) Accessory Structures in Section 20.30.090 and any allowed
encroachments provided in this Section; and
(2) Any special setback areas established in Municipal Code Title 9
and Titlel5.
2. Setback areas to be open. Each required setback area shall be open and
unobstructed from the ground upward, except as provided in this Section.
B. Location and measurement of setbacks. Setbacks shall be located and measured as
follows:
1. General.
a. Measure at right angles. The distance/depth of a setback area (i.e.,
front, side, or rear) shall be measured at right angles from the nearest
property line establishing a setback area line parallel to that property line.
b. Future street right-of-way. Whenever a future street right-of-way line is
officially established, required setback areas shall be measured at right
angles from the established future right-of-way line(s).
2. Front setback area.
a. General. The front setback area shall extend across the entire width of
the lot frontage.
b. Corner lots. The front setback area for a corner lot shall be measured
from the shortest property line adjoining the street'^ •• h Gh the ^•^^
addresses#.
3. Side setback area. The side setback area shall be established by a line parallel
with the side property line and extending between the front and rear setback
areas.
4. Street side setback area. The side setback area on the street side of a corner
lot shall be established by a line parallel with the side property line adjoining the
street and extending between the front and rear setback areas.
5. Rear setback area.
a. General. The rear setback area shall extend across the entire width of
the rear of the lot.
b. Irregular shaped lots. Where the side lot lines converge to a point at the
rear of the lot, a line 10 feet long within the lot, parallel to and at a
maximum distance from the front lot line, shall be deemed to be the rear
lot line for the purpose of determining the depth of the required rear
setback area. See Figure 3-X. (Rear Setback Areas on Irregularly-
shaped Lots), below
1�1
Front Lot Line
in,
Front Lot Line
Front Lot Line
Front Lot Line
Front Lot Line
Figure 3-6
Rear Setback Areas on Irregularly -Shaped Lots
C. Alternative setback area location. In cases where the orientation of an existing lot and
the application of the setback area is are not consistent with the character or general
orientation of other lots in the vicinity, the Director may redefine the location of the front,
T :,,
side, and rear setback areas to be consistent with surrounding properties. -Y� The
reorientation of setback areas is not applicable to bluff and canyon setback lines/areas.
D. Allowed encroachments into setback areas. Encroachments into required setback
areas are allowed in compliance with the standards in this Subsection, except as
provided Paragraph 1, below.
Exceptions.
a. Waterfront areas. Allowed encroachments into required setback areas
abutting or adjacent to the waterfront of Newport Bay, the shoreline of the
Pacific Ocean, the Old Channel of the Santa River (the Oxbow Loop), or
the channels in West Newport shall not exceed a height of 42 inches
above the existing grade.
b. Bluff and canyon areas. The encroachments allowed by this Subsection
do not apply to bluff or canyon setback areas. For allewed
79....\ ..Rd 20.49 (Bly# .....d ra...,AR Dreteptinn St;; .rands n„+ol.d.. the
GeaStoi 7....0)
2. Accessory structures
a. Accessory structures, including housings for mechanical equipment, not
more than 6 feet in height and totaling no more than 150 square feet per
structure, may be located within a required side or rear setback area
other than those abutting an alley.
b. Arbors, trellises, and similar garden structures may be allowed to
encroach into required front, side, and rear setback areas subject to the
following limits:
(1) The maximum footprint of the structure shall not exceed 16 square
feet; and
(2) The maximum height of the structure shall not exceed 9 feet.
C. DISDIav areas for new motor vehicles associated with an allowed vehicle
sales facility may encroach into a required front or street side setback
area up to a maximum of 2 feet from the street adjacent property line.
Gd. Fences, hedges, and walls may be established within required setback
areas in compliance with the requirements of Section 20.30.030 (Fences,
Hedges, and Walls).
ed. Solar devices, hot tubs, and other similar equipment that are placed
directly upon the existing grade and are less than 36 inches in height may
be located within a required side or rear setback area other than those
abutting an alley.
fe. Decks, landings, patios, platforms, porches, steps, and terraces, and
similar structures not more than 18 inches [new] in height measured
from the existing grade may be located within a required side or rear
setback area other than those abutting an alley.
3. Architectural features.
a. Roof overhangs, brackets, cornices, and eaves may encroach up to 30
inches into any required front, side, or rear setback area, including
required setbacks above 24 feet, provided that no architectural feature
shall project closer than 24 inches from a side property line and a
minimum vertical clearance above grade of at least 8 feet is maintained
4.
5.
b. Decorative architectural features (e.g., belt courses, ornamental
moldings, pilasters, and similar features) may encroach up to 6 inches
into a required setback area.
Awnings and canopies. Awnings and canopies may encroach into required
setback areas up to a maximum of 5 feet subject to the following limits.
a.
a
Residential districts.
Front: One half the depth of the required front setback area
Side: 0 feet
Rear: 21/2feet
Vertical Clearance: 61/2feet above grade
Nonresidential districts, including mixed use districts
Front: One half the depth of the required front setback aree
Side: 2 feet
Rear: One half the depth of the required rear setback area
Vertical Clearance: 8 feet above grade.
Balconies abutting East Ocean Front and West Ocean Front.
a. Balconies may encroach up to a maximum of 36 inches into a required
front setback area along East Ocean Front and West Ocean Front.
Balcony railings shall not exceed a maximum height of 42 inches and
shall be constructed of either transparent material (except for supports) or
opaque material (e.g., decorative grillwork, wrought iron, latticework, or
similar open materials) so that at least 40 percent of the railing is open.
b. Balconies shall be cantilevered so that no underlying support is
necessary. Roofs over balconies shall not be allowed to encroach into
required front setback areas except as provided in Section 20.30.090.D.3
(Architectural features), above.
6. Bay windows and greenhouse windows. Bay windows and greenhouse
windows shall be allowed to encroach into required setback areas subject to the
following limits:
a. No more than 2 bay windows or greenhouse windows shall be allowed to
encroach into any one setback area.
b. Bay windows and greenhouse windows shall not to exceed 8 feet in width
or 10 feet in height within the area of encroachment.
C. Bay windows and greenhouse windows shall be cantilevered and shall be
designed to preclude use as a door or entry.
d. The exterior bottom surface of a bay window or greenhouse window shall
be elevated a minimum of 18 inches above the adjacent finished interior
floor surface at the required building setback line.
e. Encroachments into required setback areas shall be limited as follows:
TABLE 3-3
ENCROACHMENT
Standard
Allowed
Additional Regulations
Encroachme
nt
Front setback (4 feet to
16 in.
less than 10 ft.):
Front setback (10 ft. or
2 ft.
more):
Side setback:
2 ft.
Limited to first floor only.
The encroachment shall be at least
24 inches from the side property line.
Rear setback:
2 ft.
Not allowed when the rear property
line abuts an alley.
Distance Between
2 ft.
Detached Structures:
7. Fireplaces, barbeques, and chimneys - attached [New]
a. Front and rear setback area. Fireplaces, barbeques, and chimneys
attached to the principal structure that are less than 9 feet in width may
encroach up to 2 feet into a required front or rear setback area that is 10
feet or greater in depth.
b. Side setback area. Fireplaces and chimneys attached to the principal
structure that are less than 9 feet in width may encroach up to 30 inches
into a required side setback area provided that the encroachment shall be
at least 24 inches from the side property line.
8. Fireplaces and barbeques - freestanding. [New]
a. Front setback area. Freestanding fireplaces (gas only) and barbeques
with a maximum height of 42 inches (not including the barbeque hood)
shall be allowed to encroach into the required front setback area provided
the total length of the barbeque and counter does not exceed 6 feet.
b. Side and rear setback area. Freestanding fireplaces (gas only) and
barbeques with a maximum height of 6 feet shall be allowed to encroach
into the required side or rear setback area provided a minimum 36 -inch
clear path of travel is maintained adjacent to any habitable structures.
9. Garages and carports for duplexes. Where 3 parking spaces are located in
garages or carports across the rear of a lot that is less than 30 feet 10 inches
wide, one garage/carport wall or support may encroach into the feg44ed-side
setback area subject to the following:
a. Distance to property line. The distance from the garage wall or carport
support a'�.�^' to the elesest-nearest side property line shall be not less
than 26 inches plus the amount that the width of the lot exceeds 30 feet.
The other side setback area shall have a clear passageway a minimum of
36 inches wide, clear of any obstructions; and
b. Width of garage/carport. The width of each garage/carport shall not be
reater than the minimum required by Section 20.52.070 (Parking
Standards for Residential Uses).
10. Foundations, footings, basement walls, and structural supports. [New]
Foundations, basementwalls, and their structural supports (caissons) that are
located completely below finished grade may encroach into a required setback
area up to ' oS, provided they are located at least 1224 inches from any
property line.
11. Light standards. [New] In nonresidential zoning districts, light standards used in
conjunction with the illumination of parking lots and walkways shall be allowed to
encroach into a required setback area provided all of the requirements of Section
20.30.060 (Outdoor Lighting) are complied with.
12. Protective Railing. Protective railings around balconies and windows required
by Municipal Code Title 15 may encroach up to 6 inches into a required setback
area.
13. Second stories abutting alleys. In residential districts having alleys to the rear
of the lot or development site, a second story encroachment may be allowed to
encroach into the required setback area subject to the following conditions:
a. Encroachments shall not extend closer than 7.5 feet to the center of any
alley;
b. Encroachments shall not extend closer than 2.5 feet to the rear property
line;
C. That portion of the building that encroaches into the required rear setback
area shall have a minimum ground clearance of 8 feet; and
d. No encroachment shall be allowed on lots having a depth exceeding 85
feet.
14. Shoring. Permanent or temporary shoring may encroach into a required setback
area provided it is located completely below finish grade and at least 12 inches
from any property line.
4415.Swimming pools. Swimming pools may encroach into a side or rear setback
area-.
20.60.190 -Residential Development Standards
The development standards in this Section shall apply to all single -unit and two -unit residential
dwellings in addition to the standards provided in Chapter 20.18 (Residential Zoning Districts).
This Section does not apply to lots 25 feet wide or less in the R-2 zoning district and in Planned
Community Zoning Districts.
E. Third floor limitations.
1. Allowed floor area. The maximum gross floor area of habitable space that may
be located on a third floor or above 24 feet in height shall not be greater than 45
either of the following:
a. 15 percent of the total buildable area for lots wider than 30 feet; or .
b. 20 percent of the total buildable area for lots 30 feet wide or less.
For example, on a 30 -foot wide lot, if the total buildable area of a lot is 2,550
square feet , then the maximum square footage of habitable space that may be
located on the third floor is 510 square feet (2,550 sq. ft. X 20% = 510 sq. ft.).
2. Location of third floor structure. Enclosed square footage located on the third
floor or above 24 feet in height shall be set back a minimum of 15 feet from the
front and rear setback lines and a minimum of 2 feet from each side setback line,
including bay windows.
F. I 'sable Open space.
1. R-1 and R-2 zoning districts. Each dwelling shall provide the equivalent of 20
percent of the buildable area of the lot as usable and anAessible open space. A
minimum of 25 percent of the required open space (useable or unusable) shall
be provided at the second floor level or below 24 feet in height.
2-. Qualifie.d .. e spaGe areas. Tequalify a able .e .ed eP8R spaG8 the
SpaGe vd.de.d shall meet the fel W.ViRg MiRiMUM reqUiFeMeRtS.
2. Required usable open space. A minimum of 50 percent of the required open
space shall be usable and accessible. To qualify as usable open space the
space provided shall meet the following minimum requirements:
a. Have a minimum he4zentaf-dimension of at least 5 feet and a minimum
vertical dimension of at least 7.5 feet;
b. Be located within the buildable area of the lot and accessible;
C. Be open to the outdoors on at least one side;- hewe.,e. a minimum of 50
pe%9M of the F Fed epeR 6paGe shall epeR 9R at least 2 si.desi
d. Be located no higher than the second floor or 24 feet in height; and
e. May include guard rails, structural supports, and similar elements.
3. Other required open space. The 50 percent of the open space that is not
required to be useable and accessible shall meet the following requirements:
a. Have a minimum dimension of at least 2 feet and a minimum vertical
dimension of at least 6 feet:
b. Be located within the buildable area of the lot:
C. Be open to the outdoors on at least one side:
d. Be located no higher than the second floor or 24 feet in height: and
e. May include ouard rails, structural supports, and similar elements.
General Plan/LCP Implementation Committee
Draft Zoning Code Review
January 28, 2009
Agenda Item 2C
Non -Conforming Structures (Draft Code Chapter 20.50)
Following are revised sections 20.50.020 and 20.50.040 of the draft zoning code
for your review.
20.50.020 — Applicability
A. Legally established uses and structures. The provisions of this
Chapter shall apply to all legally established uses and structures that
became nonconforming due to reclassification, ordinance changes, or
annexations.
B. Exemptions. A structure that was legally constructed prior to (insert date
of code adoption) shall be exempt from the limitations identified in section
20.50.040G.1 unless, the structure is non -conforming as to setbacks.
20.50.040- Nonconforming Structures
Nonconforming structures may be maintained, altered, or added on to only in
compliance with the provisions of this Section.
A. Maintenance and repairs. Routine maintenance and repairs may be
made to nonconforming principal and accessory structures.
B. Nonstructural alterations. Changes to interior partitions or other
nonstructural improvements may be made to nonconforming structures,
except accessory structures.
C. Structural alterations. Structural elements, with the exception of
foundations (see 20.50.040D), of nonconforming principal structures, may
be modified, repaired, or replaced. Structural alteration of accessory
structures is not permitted.
D. Foundation Alterations. Maintenance and repairs may be made to
foundations of nonconforming of principal structures. Foundations of non-
conforming principal structures may not be modified, retrofitted or
replaced in conjunction with other alterations or additions permitted by this
section. Should a foundation of nonconforming principal structure require
modifications, retrofitting or replacement beyond routine repair or
maintenance, the nonconforming structure shall be required to be brought
into compliance with all applicable standards and regulations of this
General Plan/LCP Implementation Committee
Draft Zoning Code Review
January 28, 2009
Zoning Code. Foundation alterations of accessory structures is not
permitted.
E. Seismic retrofits. Alterations to nonconforming structures due to seismic
retrofitting requirements are allowed in compliance with Chapter 15.07
(Earthquake Hazard Reduction in Existing Buildings) of the Municipal
Code.
F. Reasonable accommodation. Improvements to a nonconforming
structure that are necessary to comply with an approved reasonable
accommodation in compliance with Section 20.66.040 (Reasonable
Accommodations) shall be allowed.
G. Additions. Nonconforming structures may be expanded and the existing
nonconforming structure shall not be required to be brought into
compliance with the development standards of this Zoning Code subject to
the following:
1. Expansion is limited to a maximum of 50 percent of the gross floor
area of the existing structure within a 10 year period
2. The floor area of the addition, together with the floor area of the
existing structure, does not exceed the allowed maximum floor area
for the zoning district;
3. The addition complies with all applicable development standards
and use regulations of this Zoning Code ;
4. Additional parking shall be provided in compliance with Section
20.50.060 (Nonconforming Parking),
General Plan/LCP Implementation Committee
Draft Zoning Code Review
January 28, 2009
Agenda Item 2D
Public View Protection (Draft Code Section 20.30.080)
Following is a revised draft Public View Protection section. The section has been
substantially revised therefore, a clean version is being provided. Also attached
are the visual resources polices from the General Plan.
20.30.80 Public View Protection [New]
This Section provides regulations to preserve significant visual resources (public views).
It is not the intent of this Zoning Code to protect views from private property, to deny
property owners a substantial property right or to deprive the property owner from the
reasonable use of property.
A. Applicability. The provisions of this Section shall apply only to discretionary
applications where a project has the potential to obstruct public views from public
view points and corridors, as identified on General Plan Figure NR 3 (Coastal
Views), to the Pacific Ocean, Newport Bay and harbor, offshore islands, the Old
Channel of the Santa River (the Oxbow Loop), Newport Pier, Balboa Pier,
designated landmark and historic structures, parks, coastal and inland bluffs,
canyons, mountains, wetlands, and permanent passive open space.
B. Initial evaluation. Discretionary applications involving a project site adjacent to
an identified public view point or corridor shall be reviewed to evaluate the
development's potential to impact public views.
C. Visual impact analysis. Where a proposed development has the potential to
obstruct a public view(s) from a identified public view point or corridor, as
identified on General Plan Figure NR 3 (Coastal Views), a view impact analysis
may be required by the Department. The view impact analysis shall be prepared
at the project proponent's expense. The analysis shall include recommendations
to minimize impacts to public views from the identified public view points and
corridors while allowing the project to proceed while maintaining development
rights.
D. Project design and siting. Projects subject to this section shall be designed and
sited to minimize impacts to public views. This may be done by incorporating
setbacks that, in conjunction with setbacks on adjacent properties, will form
public view corridors or by clustering buildings, providing greater setbacks from
adjacent development or other design features that minimize impacts.
General Plan/LCP Implementation Committee
Draft Zoning Code Review
January 28, 2009
E. Landscape standards. Landscape improvements shall be installed and
maintained to ensure that landscape materials do not unnecessarily obstruct
public views at maturity. Landscaping at the edges of roads from which there is
an identified public view should be designed, planted and maintained to frame
and accent public views.
F. Other Development Features. Freestanding signs, rooftop equipment,
antennas and other project features shall be designed and sited to ensure that
they minimize impacts.
G. View protection easement. The review authority may require applicants to
provide public view protection easements to protect public views.
General Plan Goal and Polices
These and Figure NR3 can be found on page 10-36 of the Natural
Resources Element.
Goal -NR 20
Preservation of significant visual resources.
Policies
NR 20.1 Enhancement of Significant Resources
Protect and, where feasible, enhance significant scenic and visual
resources that include open space, mountains, canyons, ridges, ocean,
and harbor from public vantage points, as shown in Figure NR3.
(Imp 2.1)
NR 20.2 New Development Requirements
Require new development to restore and enhance the visual quality in
visually degraded areas, where feasible, and provide view easements or
corridors designed to protect public views or to restore public views in
developed areas, where appropriate. (Imp 20.3)
NR 20.3 Public Views
Protect and enhance public view corridors from the following roadway
segments (shown in Figure NR3), and other locations may be
identified in the future;
■ Avocado Avenue from San Joaquin Hills Road to Coast Highway
■ Back Bay Drive
General Plan/LCP Implementation Committee
Draft Zoning Code Review
January 28, 2009
■ Balboa Island Bridge
■ Bayside Drive from Coast Highway to Linda Island Drive
■ Bayside Drive at Promontory Bay
■ Coast Highway/Santa Ana River Bridge
■ Coast Highway/Newport Boulevard Bridge and Interchange
■ Coast Highway from Newport Boulevard to Marino Drive
(Bayshores)
■ Coast Highway/Newport Bay Bridge
■ Coast Highway from Jamboree Road to Bayside Drive
■ Coast Highway from Pelican Point Drive to city limits
■ Eastbluff Drive from Jamboree Road to Backbay Drive
■ Irvine Avenue from Santiago Drive to University Drive
■ Jamboree Road from Eastbluff Drive/University Drive to Bayview
Way
■ Jamboree Road in the vicinity of the Big Canyon Park
■ Jamboree Road from Coast Highway to Bayside Drive
■ Lido Isle Bridge
■ MacArthur Boulevard from San Joaquin Hills Road to Coast
Highway
■ Marguerite Avenue from San Joaquin Hills Road to Fifth Avenue
■ Newport Boulevard from Hospital Road/Westminster Avenue to
Via Lido
■ Newport Center Drive from Newport Center Drive E/W to
Farallon Drive/Granville Drive
■ Newport Coast from Pelican Hill Road North to Coast Highway
■ Ocean Boulevard
■ Pelican Hills Road South
■ San Joaquin Hills Road from Newport Ridge Drive to Spyglass Hill
Road
■ San Miguel Drive from San Joaquin Hills Road to MacArthur
Boulevard
■ State Route 73 from Bayview Way to the easterly City limit
■ Superior Avenue from Hospital Road to Coast Highway
■ University Drive from Irvine Avenue to the Santa Ana—Delhi
Channel
■ Vista Ridge Road from Ocean Heights to Altezza Drive (Imp 2. 1,
2Q.3J
General Plan/LCP Implementation Committee
Draft Zoning Code Review
January 28, 2009
NR 20.4 Public View Corridor Landscaping
Design and site new development, including landscaping, on the edges
of public view corridors, including those down public streets, to frame,
accent, and minimize impacts to public views. (Imp 2.1)
NR 20.5 Public View Corridor Amenities
Provide public trails, recreation areas, and viewing areas adjacent to
public view corridors, where feasible. (Imp 2.1, 16.11, 23.2)