HomeMy WebLinkAbout2014-02-04_LUEAAC Agenda Meeting Packet REVCITY OF NEWPORT BEACH
LAND USE ELEMENT AMENDMENT
ADVISORY COMMITTEE AGENDA
Newport Beach Central Library
Friends Room
1000 Avocado Avenue
Tuesday, February 4, 2014
2:30 p.m. — 4:00 p.m. NOTE EARLY START TIME
Committee Members
Ed Selich, Councilmember (Chair)
Nancy Gardner, Council Member
Kory Kramer, Planning Commissioner
Larry Tucker, Planning Commissioner
Craig Batley, Member -At -Large
Michael Melby, Member -At -Large
Patricia Moore, Member -At -Large
Jim Walker, Member -At -Large
Paul Watkins, Member -At -Large
1) CALL MEETING TO ORDER
Staff Members
Kim Brandt, Community Development Director
Brenda Wisneski Deputy Community Development Director
Gregg Ramirez, Senior Planner
Leonie Mulvihill, Assistant City Attorney
Tony Brine, Traffic Engineer
Woodie Tescher, The Planning CenterlDC &E (consultant)
Marissa Aho, The Planning CenterlDC &E (consultant)
2) APPROVAL OF MINUTES
Recommended Action: Approve January 7, 2014 Meeting Minutes (Attachment 1)
3) FINALIZE GOALS & POLICIES (Attachment 2)
Sustainable Development Policies — Memo from City Attorney's Office (Attachment 3)
Correspondence (Attachment 4)
Recommended Action: Finalize Policy Revisions
4) PRELIMINARY TRAFFIC ANALYSIS FINDINGS
Recommended Action: Receive Presentation & Discuss
5) PUBLIC COMMENTS ON NON - AGENDA ITEMS
6) ADJOURNMENT —Next Meeting April 1, 2014 at 3:30pm (No March Meeting)
This Committee is subject to the Ralph M. Brown Act. Among other things, the Brown Act requires that the Committee's
agenda be posted at least seventy -two (72) hours in advance of each regular meeting and that the public be allowed to
comment on agenda items before the Committee and items not on the agenda but are within the subject matter jurisdiction of
the Committee. The Committee may limit public comments to a reasonable amount of time, generally three (3) minutes per
person.
It is the intention of the City of Newport Beach to comply with the Americans with Disabilities Act ( "ADA ") in all respects. If, as
an attendee or a participant at this meeting, you will need special assistance beyond what is normally provided, the City of
Newport Beach will attempt to accommodate you in every reasonable manner. If requested, this agenda will be made available
in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities
Act of 1990 (42 U.S.C. Sec. 12132), and the federal rules and regulations adopted in implementation thereof. Please contact
the City Clerk's Office at least forty -eight (48) hours prior to the meeting to inform us of your particular needs and to determine
if accommodation is feasible (949. 644.3005 or citvclerkCdnewportbeachca.gov).
ATTACHMENT 1
January 7, 2014 Meeting Minutes
9
City of Newport Beach
Land Use Element Amendment Advisory Committee Minutes
Date: January 7, 2014
Location: Newport Beach Central Library — 1000 Avocado Avenue
Friends Room
Members Present: Edward Selich, Council Member (Chair)
Nancy Gardner, Council Member
Kory Kramer, Planning Commission
Larry Tucker, Planning Commission
Craig Batley, At -Large
Michael Melby, At -Large
Patricia Moore, At -Large
Jim Walker, At -Large
Paul Watkins, At -Large
Members Absent
Staff: Kim Brandt, Community Development Director
Brenda Wisneski, Deputy Community Development Director
Tony Brine, Traffic Engineer
Leonie Mulvihill, Assistant City Attorney
Woodie Tescher, The Planning CenteriDC &E (consultant)
Marissa Aho, The Planning CenterjDC &E (consultant)
Call Meeting to Order
The meeting was called to order at 3:31 p.m. by Chair Selich.
II. Approval of the Minutes
Watkins moved to approve the minutes from December 3rd and 16`h as augmented by the audio tapes and comments
received by Walker and Jim Mosure. Minutes for December 3rd and 16`h were unanimously approved per the motion.
Staff was asked to record Yes votes, No votes, and abstentions for each action in the minutes.
Action: December 3rd and 16th Minutes Approved Unanimously ( Selich, Gardner, Kramer, Tucker, Batley, Melby,
Moore, Walker, Watkins)
III. Review of Goals & Policies
Tescher outlined the process of the Committee reviewing Attachments 2-4 and additional comments that were
distributed prior to and on 1/7/14. Changes proposed by the Committee were made directly into the draft policy
document. The following is an account of specific votes taken by the Committee (that were not unanimous). All other
changes were made unanimously.
• Goal LU1 - A request was made to retain the existing policy. (Committee members Gardner and Melby were
opposed to maintaining language).
Tescher reviewed the memo regarding climate change. Committee member Moore questioned the need to include
the policies addressed green house gas emissions. The Committee asked staff to look at the definition of "reduce'
and search for use of the words 'reduce, reduction, reducing" to determine if any of the references are on a citywide
basis.
Public Comment:
Recommended review of "complementary" and "non- complementary" in the glossary.
Asked for clarification of the changes made to policy 9.12.1 (as the matrix indicated 9.11.1).
3
Land Use Element Amendment Advisory Committee
January 07, 2014 Minutes
Page 2
Discussion about the districts specified in the Genera Plan.
Discussion regarding the next steps of the project.
Action: 1) Record no vote from Council Member Gardner and Committee Member Melby regarding maintaining the
language in Goal LU1; 2) Bring back definition of reduction (to incorporate a baseline) and review reduction, reduce,
reducing to confirm citywide or not citywide; 3) Bring back revision to Policy 6.14.4 — Fashion Island /Newport Center;
and 4) accept all other amendments reflected in the policy document.
Tucker made the motion to approve, Watkins second.
Unanimous approval from the Committee (Selich, Gardner, Kramer, Tucker, Batley, Melby, Moore, Walker, Watkins)
IV. Public Comment on Non Agenda Items
A question was asked about the fiscal impact analysis for the Land Use Element Amendment. Staff indicated that
they would be responsible for this task.
V. Adjournment Next Meeting Date: February 4, 2014, at 2:30 p.m.
21
ATTACHMENT 2
Goals & Policies
s
NEWPORT BEACH LAND USE ELEMENT POLICY MASTER
1: 7x Ke1AI.• i1:[► Ul 41l: l' aI: I:8w _101IR111b9I :1gAOFA1A011/_1ULT16Kil 1X9410111 LTA I LTA IIs1 *1
January 29, 2014
This document presents recommended revisions of the General Plan Land Use Element's goals and policies based
on comments received from the Land Use Element Advisory Committee ( LUEAC). The subcommittee voted to
recommend all but the highlighted text. Highlighted text will be reviewed by the LUEAC on February 4, 2014. The
complete text of the Land Use Element's narrative text and goals and policies is presented and changes are shown
by-&t4keeuts for deletions and underlines for new text. Goals and policies will be re- numbered, as necessary, on their
confirmation by the LUEAC. As earlier, development capacities specified in the policies will be revised as needed to
reflect final LUEAC recommendations. This document does not include the land use and anomaly tables, plan
diagram, and glossary which will also need to be revised to reflect the LUEAC's final recommendations, and
illustrative photographs and graphics.
These include revisions to:
a. Reflect and assure consistency with approved Citizen Advisory Panel reports /plan (e.g., Lido Village and
Balboa Village);
b. State of California legislation enacted since the Plan's adoption in 2006 including the Global Warming
Solutions Act of 2006 (Assembly Bill 31), the Sustainable Communities Act (Senate Bill 375), and 2007
amendments to the California Environmental Quality Act (Senate Bill 97);
c. Best planning practices emerging since 2006 addressing such topics as sustainability, climate change, and
healthy communities.
d. Revisions suggested by LUEAC members supported by City staff; and
e. Revisions suggested by City Planning Department staff based on their experience in implementing existing
Plan goals and policies.
Role and Character
Goal
LU 1
A unique, orimarily residential community with diverse coastal and upland neighborhoods, which values its colorful
past, high quality of life, and community bonds, and balances the needs of residents, businesses, and visitors4hreugh
the r nitinn that AlewpGrt Onnnh in pF rily n nidenli al n nih.
Policy
LU 1.1 Unique Environment
Maintain and enhance the beneficial and unique character of the different neighborhoods, business districts, and
harbor that together identify Newport Beach. Locate and design development to reflect Newport Beach's topography,
architectural diversity, and public view sheds. (Imp 1.1)
LU 1.2 Citywide Identity
While recognizing the qualities that uniquely define its neighborhoods and districts, promote the identity of the entire
City that differentiates it as a special place within the Southern California region. (Imp 1.1)
LU 1.3 Natural Resources
Protect the natural setting that contributes to the character and identify -identi of Newport Beach and the sense of
place it provides for its residents and visitors. Preserve designated open space resources, beaches, harbor, bays,
channels. Darks, bluffs, preserves, and estuaries as visual, recreational and habitat resources. (Imp 1.1)
Page 11
LU 1.4 Growth Management
Implement a conservative rowth strategy that enhances the quality of life of residents and balances the needs of all
constituencies with the preservation of designated open space and natural resources. (Imp 1.1, 10.2)
LU 1.5 Economic Health
Encourage a local economy that provides adequate commercial, office, industrial, and marine - oriented opportunities
that provide employment and revenue to support high - quality community services. (Imp 1.1, 24.1)
LU 1.X Environmental Health
Promote sustainable land use and development practices that minimize the use of non - renewable resources and
reduce greenhouse gas emissions.
LU 1.X2 Healthy Population
Promote land use and development practices that contribute to the health and wellness of Newoort Beach's
residents.
LU 1.6 Public Views
Protect and, where feasible, enhance significant scenic and visual resources that include open space, mountains,
canyons, ridges, ocean, and harbor and other water vistas from public vantage points. (Imp 1.1)
LU 1.X3 Compatible Land Uses
Require that the scale and massing of new development provide appropriate transitions in building location, height,
and bulk at their edges that are sensitive to the physical and visual character of adjoining neighborhoods and districts
that have lower development intensities and building heights.
Uses to be Accommodated
Goal
LU 2
A living, active, and diverse environment that complements all lifestyles and enhances neighborhoods, without
compromising the valued resources that make Newport Beach unique. It contains a diversity of uses that support the
needs of residents, sustain and enhance the economy, provide job opportunities, serve visitors that enjoy the City's
diverse recreational amenities, promote public health, and protect its important environmental setting, resources, and
quality of life.
Policies
LU 2.1 Resident - Serving Land Uses
Accommodate uses that support the needs of Newport Beach's residents including housing, retail, services,
employment, recreation, education, culture, entertainment, medical and health facilities, civic engagement, and social
and spiritual activity that are in balance with community natural resources and open spaces. (Imp 1.1, 2.1)
LU 2.2 Economically Sustainable and - Complete- Community
Emphasize the development of uses that enable Newport Beach to continue as an economically self- sustaining
community and minimize the need for residents to travel outside of the community for retail, goods and services, and
employment. (Imp 1.1, 24.1)
LU 2.3 Range of Residential Choices
Provide opportunities for the development of residential units that respond to community and regional needs in terms
of density, size, location, and cost. Implement goals, policies, programs, and objectives identified within the City's
Housing Element. (Imp 1.1, 8.1, 25.1)
LU 2.X Recreational Centers
Maintain and enhance a network of recreational facilities and programs to serve all phases of life.
Page 12
7
LU 2.4 Economic Development
Accommodate uses that maintain or enhance Newport Beach's fiscal health and account for market demands, while
maintaining grand improving the quality of life for current and future residents. (Imp 1.1, 24.1)
LU 2.5 Harbor and Waterfront Uses
Preserve the uses of the Harbor and the waterfront that contribute to the charm and character of Newport Beach and
provide needed support for recreational and commercial boaters, visitors, and residents, with appropriate regulations
necessary to protect the interests of all users as well as adjoining residents. (Imp 1.1, 2.5, 5.1, 21.4, 24.1)
LU 2.6 Visitor Serving Uses
Provide uses that serve visitors to Newport Beach's ocean, harbor, open spaces, and other recreational assets, while
iRte@Fat Rg them !e protecting the quality of life for neighborhoods and residents. (Imp 1.1, 2.1, 5.1, 24.1)
LU 2.X3 Locally -Grown Food
Promote the production and distribution of locally grown food by allowing farmers markets, food cooperatives, and
neichborhood or communitv gardens.
LU 2.7 Oil and Gas Facilities
Prohibit the construction of new onshore oil processing, refining, or transportation facilities, including facilities
designed to transport oil from offshore tracts, with the exceptions of slant drilling from onshore oil fields or for the
consolidation and more efficient production of wells should Banning Ranch be annexed to the City. (Imp 2.1, 5.1)
LU 2.8 Adequate Infrastructure
Accommodate the types, densities, and mix of land uses that can be adequately supported by transportation and
utility infrastructure (water, sewer, storm drainage, energy, technology cabling and so on) and public services
(schools, parks, libraries, seniors, youth, police, fire, and so on). (Imp 1.1, 10.2, 11.1)
Organization and Form of Uses (0°How Are Land
Uses Distributed ? ")
Goal
LU 3
A development pattern that retains and complements the City's residential neighborhoods, commercial and industrial
districts, open spaces, and natural environment.
Policies
LU 3.1 Neighborhoods, Districts, Corridors, and Open Spaces
Maintain Newport Beach's pattern of residential neighborhoods, business and employment districts, commercial
centers, corridors, and harbor and ocean districts. (Imp 1.1)
LU 3.X1 Community Connectivity
Promote improved connectivity between Newport Beach's key districts through well - landscaped and safe pedestrian
corridors. bicvcle trails. wavfindina sianaae. and similar elements.
LU 3.2 Growth and Change
Enhance existing neighborhoods, districts, and corridors, allowing for re -use and infll with uses that are
complementary in type, form, scale, and character. Changes in use and /or density /intensity should be considered
only in those areas that are econO •'Gail• underperform n^ necessary -to accommodate Newport Beach's share of
projected regional population growth, improve the relationship and reduce commuting distance between home and
jobs, reduce greenhouse gas emissions and energy consumption on an overall, citywide basis, facilitate walking,
bicycling, and transit uses, provide places for people to congregate and interact socially, or enhance the values that
distinguish Newport Beach as a special place to live and work for its residents. The scale of growth and new
Page 13
N
development shall be coordinated with the provision of adequate infrastructure and public services, including
standards for acceptable traffic level of service. (Imp 1.1, 2.1, 5.1, 10.2, 16.2, 16.3, 17.1, 18.1, 19.1, 22.1, 23.1, 23.2)
LU 3.3 Opportunities for Change
Provide opportunities for improved development and enhanced environments for residents in the following districts
and corridors, as specified in Polices 6.3.1 through 6.22.7:
• West Newport: consolidation of retail and visitor - serving commercial uses, with remaining commercial areas
developed for residential units
• West Newport Mesa: '^ � re -use of underperforming or underutilized commercial and industrial
properties for offices and other uses that support Hoag Hospital's medical activities, improvement of
remaining industrial properties adjoining the City of Costa Mesa, accommodation of non -water dependent
marine - related industries, and development of residential in proximity to jobs and services
• Santa Ana Heights: use of properties consistent with the adopted Specific Plan and Redevelopment oi^^
• John Wayne Airport Area: re -use of underperforming or underutilized commercial, industrial and office
properties and development of an urban mixed -use district with resident - serving uses enabling employees to
live ^^" ^^'vp -^^'^'^^"^' Rel9hh^•h9^a6 in proximity to jobs and services.
• Fashion Island /Newport Center: expanded retail and office uses and hotel rooms and development of
residential in proximity to jobs and services, while limit n^'^^• ^ ^ ^ ^ ^'^ ^" •' ^• ^' ^ ^ ^'
• Balboa Peninsula: more efficient patterns of use that consolidate the Peninsula's visitor - serving and mixed
uses within the core commercial districts; encourage marine - related uses especially in commercial areas
along the bay front; integrate residential with retail and visitor - serving uses in Lido Village, McFadden
Square, Balboa Village, and along portions of the Harbor frontage; re -use interior parcels in Cannery Village
for residential and limited mixed -use and live /work buildings._ and Fede v^'^^ ^•'^•^^•f,^•^^'^^ ^•^^^•"^^
- Infill
development shall be designed and sited to preserve the histnFinAl And ArchitpnturAl fpbrnrharacter of these
districts.
• Mariners' Mile: re -use of underperforming or underutilized properties for retail, visitor - serving, and marine-
related uses, integrated with residential and expand public and private parking.
• Corona del Mar: enhancement of public improvements and expand public and private parking. (Imp 1.1,
2.1, 5.1)
LU 3.4 Banning Ranch
Prioritize the acquisition of Banning Ranch as an open space amenity for the community and region, consolidating oil
operations, enhancing wetland and other habitats, and providing parkland amenities to serve nearby neighborhoods.
If the property cannot be acquired within a time period and pursuant to terms agreed to by the City and property
owner, allow for the development of a compact residential village that preserves the majority of the site as open
space and restores critical habitat in accordance with Policies 6.3.1 through 6.5.5. (Imp 1.1, 2.1, 5.1, 14.7, 14.11)
LU 3.5 Coastal- Dependent and Related Businesses
Design and site new development to avoid impacts to existing coastal- dependent and coastal - related developments.
When reviewing proposals for land use changes, give full consideration to the impact on coastal- dependent and
coastal related land uses, including not only the proposed change on the subject property, but also the potential to
limit existing coastal- dependent and coastal- related land uses on adjacent properties. (Imp 2.1, 5.1, 7.1)
LU 3.6 Waterfront Access
Use public beaches for public recreational uses and prohibit uses on beaches that interfere with public access and
enjoyment of coastal resources. Encourage the expansion and improvement of access to the waterfront and water -
related uses that provide important links to waterfront uses such as beaches, launching facilities, public docks, and
other similar public water area uses. (Imp 1. 1, 5.1)
LU 3.7 Natural Resource or Hazardous Areas
Page 14
0
Require that new development is located and designed to protect areas with high natural resource value and protect
residents and visitors from hazards that pose a threats to life or property. (Imp 2.1, 6.1)
LU 3.8 Project Entitlement Review with Airport Land Use Commission
Refer the adoption or amendment of the General Plan, Zoning Code, specific plans, and Planned Community
development plans for land within the John Wayne Airport planning area, as established in the JWA Airport Environs
Land Use Plan (AELUP), to the Airport Land Use Commission (ALUC) offeF Orange County for review, as required by
Section 21676 of the California Public Utilities Code. In addition, refer all development projects that include buildings
with a height greater than 200 feet above ground level to the ALUC for review. (Imp 14.3)
Sustainable Development
Goal
LU X
Land use development practices that contribute to a sustained natural environment for use by future generations,
economy, and well -being of Newport Beach's residents, while reducing greenhouse gas emissions and impacts on
climate change.
Policies
LU X.X Regulating Sustainable Development
Promote and, where appropriate, require new development and reconstruction to comply with sustainable building
practices incorporating a "whole system" approach to designing and constructing buildings that consume less ener
water, and other resources, facilitate natural ventilation, use daylight effectively, and are healthy, safe, comfortable
and durable.
LU X.X2 Existing Structure Reuse
Encourage the retention, adaptive reuse, and renovation of existing buildings with "preen" building technologies to
retain the structure's embodied energy, increase energy efficiency, and limit the generation of construction waste.
LU X.X3 Sustainable Sites and Land Development
Promote land development practices that reduce energy and water consumption, pollution, greenhouse gas
emissions, and waste generation incorporating such techniques as:
Concentrating and designing development to promote walking, bicycling, and use of public transit as an
alternative to automobile travel:
Capturing and re -using stormwater runoff on -site for irrigation and groundwater percolation;
Managing wastewater and using recycled water, including encouraging the use of grey water;
Orienting buildings to maximize opportunities for solar energy use, daylighting, and ventilation;
Using landscapes that conserve water and reduce green waste:
Shading of surface parking, walkways, and plazas; and /or
Recycling and /or salvaging for reuse of construction and demolition debris.
LU X.X4 Revitalization of Obsolete and Underused Properties
Encourage the consolidation of small commercial, industrial, and mixed -use parcels to facilitate revitalization and
redevelopment.
LU X.X5 Heat Island Effect
Reduce the "heat island effect" by promoting such features as reflective roofing, green roofs, light- colored oaving, and
reducing the unshaded extent of parking lots with a dense tree canopy.
LU X.X6 Orange County Sustainable Communities Strategy
Page 15
10
Implement practices for infll and mixed use development, affordable housing, and density to achieve objectives for
reduction of vehicle trips and commute distances, air pollution, greenhouse gas emissions and enerov consumption
and improvement of public health consistent with applicable policies of the Orange County Sustainable Communities
Strategy (SCS).
Land Use Diagram
Goal
LU 4
Management of growth and change to protect and enhance the livability of neighborhoods and achieve distinct and
economically vital business and employment districts, which are correlated with supporting infrastructure and public
services and sustain Newport Beach's natural setting.
Policies
LU 4.1 Land Use Diagram
Accommodate land use development consistent with the Land Use Plan. Figure LU1 depicts the general distribution
of uses throughout the City and Figure LU2 through Figure LU15 depict specific use categories for each parcel within
defined Statistical Areas. Table LU1 (Land Use Plan Categories) specifies the primary land use categories, types of
uses, and, for certain categories, the densities /intensities to be permitted. The permitted densities /intensities or
amount of development for land use categories for which this is not included in
a. Identify the parcel and the applicable land use designation on the Land Use Plan, Figure LU4 through Figure
LU15
b. Refer to Figure LU4 through Figure LU15 and Table LU1 to identify the permitted uses and permitted density or
intensity or amount of development for the land use classification. Where densities /intensities are applicable, the
maximum amount of development shall be determined by multiplying the area of the parcel by the
density /intensity.
c. For anomalies identified on the Land Use Map by a symbol, refer to Table LU2 to determine the precise
development limits.
d. For residential development in the Airport Area., refer to the policies prescribed by the Land Use Element that
define how development may occur. (Imp 2.1, 5.1, 10.2)
LU 4.2 Prohibition of New Residential Subdivisions
Prohibit new residential subdivisions that would result in additional dwelling units exceeding those permitted by the
General Plan unless authorized by an amendment of the General Plan (GPA). Lots that have been legally merged
through the Subdivision Map Act and City Subdivision Code approvals are exempt from the GPA requirements and
may be redeveloped or re- subdivided to the original underlying legal lots. This policy is applicable to all Single Unit,
Two Unit, and - Multiple Unit Residential and Mixed Use land use categories. (Imp 6.1)
LU 4.3 Transfer of Development RightsAllocations
Permit the transfer of development allocationscights from a property to one or more other properties when:
a. The donor and receiver sites are within the same Statistical Area.
b. The reduced density /intensity on the donor site provides benefits to the City such as, but not limited to, the (1)
provision of extraeFd R •y open space exceeding standard requirements, public visual corridor(s), parking or
other amenities; (2) preservation of a historic building or property or natural landscapes; (3) improvement of the
area's scale and development character; (4) consolidation of lots to achieve a better architectural design than
could be achieved without lot consolidation; and /or (5) reduction of local vehicle trips and traffic congestion;
c. The increment of growth transferred to the receiver site complements and is in scale with surrounding
development, complies with community character and design policies contained in this Plan, and does not
materially degrade local traffic conditions and environmental quality.
Page 16
22
d. Transfer of Development Rights-Allocations in Newport Center is governed by Policy 6.14.3 and those for the
Airoort Area by Policy 6.15.X. (Imp 2.1, 5.1, 10.2)
Community Character (00Maintaining the
Character of Our Neighborhoods and Districts ")
Goals and policies provide for the maintenance and enhancement of Newport Beach's residential neighborhoods,
commercial districts, employment centers, corridors, and open spaces, assuring that new development complements
and reinforces these characteristics. In addition to those listed below, community design policies are defined in the
section beginning -with Policy LU 6. 4-1 to reflect the specific community character objectives for a number of the
City's districts and corridors.
Residential Neighborhoods
Goal
LU 5.1
Residential neighborhoods that are well - planned and designed contribute to the livability and quality of life of
residents, respect the natural environmental setting, and sustain the qualities of place that differentiate Newport
Beach as a special place in the Southern California region.
Policies
ALL NEIGHBORHOODS
LU 5.1.1 Compatible but Diverse Development
Establish property development regulations for residential projects to create compatible and high - quality development
that contributes to and sustains neighborhood character. (Imp 2.1)
Require that the he ght ef development R RGHres dent al and h @heF density Fes dent al aPPAA #AR� tiPH Aq t ];Paf�_
2-1-)
fNote: Moved to Policv LU 1.X31
LU 5.1.3 Neighborhood Identification
Encourage and support the identification of distinct residential neighborhoods. (Imp 1.1, 1.3)
LU 5.1.4 Neighborhood Maintenance
Promote the maintenance of existing residential units through code enforcement and promotion of County and local
rehabilitation programs and public education. This may include providing information, guidance, and assistance
where feasible. (Imp 23.3, 25.1, 26.1, 29.1)
SINGLE- FAMILY DETACHED AND TWO -UNIT NEIGHBORHOODS
LU 5.1.5 Character and Quality of Single- Family Residential Dwellings
Require that residential units be designed to sustain the high level of architectural design quality that characterizes
Newport Beach's neighborhoods in consideration of the following principles:
• Articulation and modulation of building masses and elevations to avoid the appearance of "box -like'
buildings Compatibility with neighborhood development in density, scale, and street facing elevations
• Architectural treatment of all elevations visible from public places
Entries and windows on street facing elevations to visually "open" the house to the neighborhood
• Orientation to desirable sunlight and views (Imp 2.1)
Page 17
12
LU 5.1.6 Character and Quality of Residential Properties
Require that residential front setbacks and other areas visible from the public street be attractively landscaped, trash
containers enclosed, and driveway and parking paving minimized. (Imp 2.1)
LU 5.1.7 Renovation and Replacement of Existing Residential Units
Require that residential units that are renovated and rebuilt in existing single family neighborhoods adhere to the
principles for new developments, as specified by Policy 5.1.5 above, and avoid. Cons der the appropr aten^°^ ^r
establishing 6 Role family Fes dantial des gin guidelines and�er staindards and F8V SW PFQG@d61F8S fQF Re ghbOPhoads
impacted by significant changes in building scale and character. (Imp 2.1, 8.2)
LU 5.1.8 Parking Adequacy
Require that new and renovated single - family residences incorporate adequate enclosed parking in consideration of
its ^ ^mober ^° .. "^-'�^^^�^ floor area. (Imp 2.1)
MULTI - FAMILY NEIGHBORHOODS
LU 5.1.9 Character and Quality of Multi - Family Residential
Require that multi - family dwellings be designed to convey a high quality architectural character in accordance with
the following principles (other than the Newport Center and Airport Area, which are guided by Goals 6.14 and 6.15,
respectively, specific to those areas):
Building Elevations
• Treatment of the elevations of buildings facing public streets and pedestrian ways as the principal fagades
with respect to architectural treatment to achieve the highest level of urban design and neighborhood quality
• Architectural treatment of building elevations and modulation of mass to convey the character of separate
living units or clusters of living units, avoiding the appearance of a singular building volume
Provide street- and path- facing elevations with high - quality doors, windows, moldings, metalwork, and
finishes
Ground Floor Treatment
Where multi - family residential is developed on large parcels
• Set ground -floor residential uses back from the sidewalk or from the right -of -way, whichever yields the
greater setback to provide privacy and a sense of security and to leave room for stoops, porches and
landscaping
• Raise ground -floor residential uses above the sidewalk for privacy and security but not so much that
pedestrians face blank walls or look into utility or parking spaces
• Encourage stoops and porches for ground -floor residential units facing public streets and pedestrian
ways
Where multi - family residential is developed on small parcels, such as the Balboa Peninsula, the unit may be
located directly along the sidewalk frontage and entries should be setback or elevated to ensure adequate
security (as shown belowl ).
Roof Design
Modulate roof profiles to reduce the apparent scale of large structures and to provide visual interest and
variety.
• Parking
Design covered and enclosed parking areas to be integral with the architecture of the residential units'
architecture.
' Note: Refers to image in General Plan
Page 18
13
Open Space and Amenity
• Incorporate usable and functional private open space for each unit.
• Incorporate common open space that creates a pleasant living environment with opportunities for recreation.
(Imp 2.1)
Commercial Districts
Goal
LU 5.2
Commercial centers and districts that are well- designed and planned, exhibit a high level of architectural and
landscape quality, and are vital places for shopping and socialization.
Policies
LU 5.2.1 Architecture and Site Design
Require that new development within existing commercial districts centers and corridors that complement exist ng
ueesaad exhibit a high level of architectural and site design in consideration of the following principles:
• Seamless connections and transitions with existing buildings, except where developed as a free - standing
building
• Modulation of building masses, elevations, and rooflines to promote visual interest
Architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading
and unloading, and trash enclosures
• Treatment of the ground floor of buildings to promote pedestrian activity by avoiding long, continuous blank
walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to
promote visual interest
• Clear identification of storefront entries
• Incorporation of signage that is integrated with the buildings' architectural character
Architectural treatment of parking structures consistent with commercial buildings, including the
incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way
• Extensive on -site landscaping, including mature vegetation to provide a tree canopy to provide shade for
customers
• Incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other
activities
Clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods
and districts (paving treatment, landscape, wayfinding signage, and so on)
• Integration of building design and site planning elements that reduce the consumption of water, energy, and
other nonrenewable resources (Imp 2.1)
LU 5.2.2 Buffering Residential Areas
Require that commercial uses adjoining residential neighborhoods be designed to be compatible and minimize
impacts through such techniques as:
• Incorporation of landscape, decorative walls, enclosed trash containers, downward focused lighting fixtures,
and /or comparable buffering elements;
• Attractive architectural treatment of elevations facing the residential neighborhood;
• Location of automobile and truck access to prevent impacts on neighborhood traffic and privacy. (Imp 2.1)
Page 19
nom.
LU 5.2.3 Alley Design
Improve and enhance the aesthetic quality of alleys without impacting service and resident access. (Imp 6.1, 8.1)
Mixed -Use Districts and Neighborhoods
Goal
LU 5.3
Districts where residents and businesses are intermixed that are designed and planned to ensure compatibility
among the uses, that they are highly livable for residents, and are of high quality design reflecting the traditions of
Newport Beach.
Policies
LU 5.3.1 Mixed -Use Buildings
Require that mixed -use buildings be designed to convey a high level of architectural and landscape quality and
ensure compatibility among their uses in consideration of the following principles:
• Design and incorporation of building materials and features to avoid conflicts among uses, such as noise,
vibration, lighting, odors, and similar impacts
Visual and physical integration of residential and nonresidential uses
• Architectural treatment of building elevations and modulation of their massing
Separate and well - defined entries for residential units and nonresidential businesses
• Design of parking areas and facilities for architectural consistency and integration among uses
• Incorporation of extensive landscape appropriate to its location; urbanized streetscapes, for example, would
require less landscape along the street frontage but integrate landscape into interior courtyards and
common open spaces (Imp 2.1)
LU 5.3.2 Mixed -Use Building Location and Size of Nonresidential Uses
Require that 100 percent of the ground floor street frontage of mixed -use buildings be occupied by retail and other
compatible nonresidential uses, unless specified otherwise by policies' " 6.21.1 thFG gh I " 6=144-for a specific
district or corridor. (Imp 2.1)
LU 5.3.3 Parcels Integrating Residential and Nonresidential Uses
Require that properties developed with a mix of residential and nonresidential uses be designed to achieve high
levels of architectural quality in accordance with policies LU 5.1.9 and LU 5.2.1 and planned to ensure compatibility
among the uses and provide adequate circulation and parking. Residential uses should be seamlessly integrated with
nonresidential uses through architecture, pedestrian walkways, and landscape. They should not be completely
isolated by walls or other design elements. (Imp 2.1)
LU 5.3.4 Districts Integrating Residential and Nonresidential Uses
Require that sufficient acreage be developed for an individual use located in a district containing a mix of residential
and nonresidential uses to prevent fragmentation and ensure each use's viability, quality, and compatibility with
adjoining uses. (Imp 2.1, 6.1)
All Commercial and Mixed -Use Districts
LU 5.3.5 Pedestrian - Oriented Architecture and Streetscapes
Require that buildings located in pedestrian- oriented commercial and mixed -use districts (other than the Newport
Center and Airport Area, which are guided by Goals 6.14 and 6.15, respectively, specific to those areas) be designed
to define the public realm, activate sidewalks and pedestrian paths, and provide "eyes on the street" in accordance
with the following principles:
Page 110
15
• Location of buildings along the street frontage sidewalk, to visually form a continuous or semi - continuous
wall with buildings on adjacent parcels;
• Inclusion of retail uses characterized by a high level of customer activity on the ground floor; to insure
successful retail -type operations, provide for transparency, elevation of the first floor at or transitioning to the
sidewalk, floor -to -floor height, depth, deliveries, and trash storage and collection;
• Articulation and modulation of street - facing elevations to promote interest and character;
• Inclusion of outdoor seating or other amenities that extend interior uses to the sidewalk, where feasible, and
• Minimization of driveways that interrupt the continuity of street facing building elevations, prioritizing their
location to side streets and alleys where feasible. (Imp 2.1)
LU 5.3.6 Parking Adequacy and Location
Require that adequate parking be provided and is conveniently located to serve tenants and customers. Set open
parking lots back from public streets and pedestrian ways and screen with buildings, architectural walls, or dense
landscaping. (Imp 2.1)
Office and Business Parks
Goal
LU 5.4
Office and business districts that exhibit a high quality image, are attractive, and provide quality working
environments for employees.
Policies
LU 5.4.1 Site Planning
Require that new, and to the extent feasible, renovated office 2Rd FPtElil development projects be planned to exhibit a
high - quality and cohesive "campus environment," characterized by the following:
• Location of buildings around common plazas, courtyards, walkways, and open spaces
• Incorporation of extensive on -site landscaping that emphasizes special features such as entryways
• Use of landscape and open spaces to break the visual continuity of surface parking lots
• Common signage program for tenant identification and wayfinding
• Common streetscapes and lighting to promote pedestrian activity
• Readily observable site access, entrance drives and building entries and minimized conflict between service
vehicles, private automobiles, and pedestrians (Imp 2.1)
LU 5.4.2 Development Form and Architecture
Require that new development of business park, office, and supporting buildings be designed to convey a unified and
high - quality character in consideration of the following principles:
• Modulation of building mass, heights, and elevations and articulation of building
• Avoidance of blank building walls that internalize uses with no outdoor orientation to public spaces
• Minimize the mass and bulk of building facades abutting streets
• Consistent architectural design vocabulary, articulation, materials, and color palette
• Clear identification of entries through design elements
• Integration of signage with the building's architectural style and character
Page 111
10
• Architectural treatment of parking structures consistent with their primary commercial or office building (Imp
2.1)
Industrial Districts
Goal
LU 5.5
Districts that provide for the manufacturing of goods and research, and development that are attractive, compatible
with adjoining nonindustrial uses, and well maintained.
Policies
LU 5.5.1 Site Planning and Building Design
Require that new and renovated industrial properties and structures be designed to exhibit a high quality of design
and maintenance characterized by the following:
Incorporation of extensive on -site landscaping
• Incorporation of landscape, decorative walls, and other elements that visually screen areas used for outdoor
storage, processing, and other industrial operations from public places
• Architectural treatment of all visible building elevations
• Consistent and well- designed signage
• Control of on -site lighting, noise, odors, vibrations, toxic materials, truck access, and other elements that
may impact adjoining nonindustrial land uses. (Imp 2.1)
LU 5.5.2 Property Maintenance
Encourage and, where subject to redevelopment, require owners of visually unattractive or poorly maintained
industrial properties to upgrade existing structures and properties to improve their visual quality. (Imp 26.1)3 -61
Public and Institutional Uses and Districts2
The City of Newport Beach contains a diversity of public and institutional uses including civic and government
administrative facilities (City Hall), corporate yards, fire and police facilities, libraries, cultural institutions, art museum,
marine science center, environmental interpretative center, senior and youth facilities, schools, and hospitals. Major
public uses include the Civic Center. including City Hall, adjaiA'„g I= da ""^ge, and Police Department in Newport
Center, eight fire stations distributed throughout the community, Central Library in Newport Center and three
branches, OASIS Senior Center in Corona del Mar, and community facilities available at various locations for
residents for recreational and meeting use. Newport Beach is served by two public and one private high school, one
public and one private middle school, and eight public and four private elementary schools. Hoag Hospital is a major
medical center that serves the City and region and is supported by numerous medical offices and related facilities.
Goal
LU 6.1
A diversity of governmental service, institutional, educational, cultural, social, religious, and medical facilities that are
available for and enhance the quality of life for residents and are located and designed to complement Newport
Beach's neighborhoods.
Policies
LAND USES
LU 6.1.1 Adequate Community Supporting Uses
3 NOTE: This section was incorrectly located in the General Plan and has been moved. No text changes have been made.
Page 112
27
Accommodate schools, government administrative and operational facilities, fire stations and police facilities, religious
facilities, schools, - cultural facilities, museums, interpretative centers, and hospitals to serve the needs of Newport
Beach's residents and businesses. (Imp 1.1, 2.1)
LU 6.1.2 Siting of New Development
Allow for the development of new public and institutional facilities within the City provided that the use and
development facilities are compatible with adjoining land uses, environmentally suitable, and can be supported by
transportation and utility infrastructure. (Imp 1.1, 14.2, 22.1 -23.2)
DESIGN AND DEVELOPMENT
LU 6.1.3 Architecture and Planning that Complements Adjoining Uses
Ensure that the City's public buildings, sites, and infrastructure are designed to be compatible in scale, mass,
character, and architecture with the district or neighborhood in which they are located, following the design and
development policies for private uses specified by this Plan. Design impacts on adjoining uses shall be carefully
considered in development, addressing such issues as lighting spillover, noise, hours of operation, parking, local
traffic impacts, and privacy. (Imp 22.1 -23.2)
LU 6.1.4 Compatibility of Non -City Public Uses
Encourage school and utility districts and other government agencies that may be exempt from City land use control
and approval to plan their properties and design buildings at a high level of visual and architectural quality that
maintains the character of the neighborhood or district in which they are located and in consideration of the design
and development policies for private uses specified by this Plan. (Imp 14.1, 14.15)
STRATEGY
LU 6.1.5 Hoag Hospital Campus
Support Hoag Hospital and related medical uses in 4s -their mission to provide adequate facilities to meet the needs
of area residents. Work with the Hospital and related medical uses to ensure that future development plans consider
its-their relationship to and ensure compatibility with adjoining residential neighborhoods and mitigate impacts on
local and regional transportation systems. (Imp 24.1)
Neighborhoods, Districts, and Corridors ( "Places
That Distinguish Newport Beach 1, )3
Goals and policies provide for the maintenance of existing neighborhoods, districts, corridors, and public and civic
uses, managing growth and change to ensure that their character, livability, and economic value are sustained.
All Neighborhoods, Districts, and Corridors
Goal
LU 5.6
Neighborhoods, districts, and corridors containing a diversity of uses and buildings that are mutually compatible and
enhance the quality of the City's environment.
Policies
LU 5.6.1 Compatible Development
Require that buildings and properties be designed to ensure compatibility within and as interfaces between
neighborhoods, districts, and corridors. (Imp 2.1)
a NOTE, This header and text were incorrectly located in the General Plan and has been moved. No changes in text have been
made.
Page 113
M
LU 5.6.2 Form and Environment
Require that new and renovated buildings be designed to avoid the use of styles, colors, and materials that unusually
impact the design character and quality of their location such as abrupt changes in scale, building form, architectural
style, and the use of surface materials that raise local temperatures, result in glare and excessive illumination of
adjoining properties and open spaces, or adversely modify wind patterns. (Imp 2.1)
LU 5.6.3 Ambient Lighting
Require that outdoor lighting be located and designed to prevent spillover onto adjoining properties or significantly
increase the overall ambient illumination of their location. (Imp 2.1)
LU 5.6.4 Conformance with the Natural Environmental Setting
Require that sites be planned and buildings designed in consideration of the property's topography, landforms,
drainage patterns, natural vegetation, and relationship to the Bay and coastline, maintaining the environmental
character that distinguishes Newport Beach. (Imp 2.1, 8.1)
LU 5.6.5 Heliport/Helistop Compatibility
Require that all applicants for the construction or operation of a heliport or helistop comply with state permit
procedures, file a Form 7480 (Notice of Landing Area Proposal) with the Federal Aviation Administration (FAA), and
comply with all conditions of approval imposed by the FAA, Caltrans /Division of Aeronautics and Airport Land Use
Commission (ALUC) for Orange County. (Imp 14.9)
NOTE: See preceding footnote. The text has been moved and not deleted.
Page 114
19
.......
■
..
...
-
- ..
....
W11 P
,
W.M.
- ------------- - - ----- ---------- - ----------- . .....
NOTE: See preceding footnote. The text has been moved and not deleted.
Page 114
19
IJ' TS .IRLTT�SdT---- -------- .R1...... J•Jl.ZT.T. .. .. : LST.. L1• �TR9T.. T. Ti Tf.T.:tiF1.1ET.T.t•[SfS1:STl.1
Residential Neighborhoods
Newport Beach is a community of distinct residential communities formed by the natural landscape and the built
environment. Many of the City's older communities are located near the coast, and are characterized by small lots
and the close grouping of structures. Newer residential communities, located east of the bay, have been built
according to specific regulations to encourage their individual characters.
Residential neighborhoods first began to develop on the Peninsula, West Newport, Balboa Island, and Lido Isle.
These early neighborhoods following a traditional subdivision pattern of homes on streets designed in a linear grid
and are generally pedestrian- oriented and include alleyways. Some of these older residential areas are within close
proximity of commercial and visitors serving uses and are impacted by limited parking, noise, and traffic generated by
commercial and visitor activities.
When development spread further inland and proceeded north and east, the residential pattern changed, becoming
less traditional, and more suburban in character with curvilinear streets and ranch style homes on larger lots.
Examples of this type of development are the Westcliff community and Cliff Haven. As residential expanded across
the bay and to the east, new styles such as attached town homes and gated communities were constructed. The
Bluffs and Big Canyon communities illustrate this type of development.
More recent residential development patterns have resulted in numerous distinct neighborhoods with a single builder
constructing most or all of the homes. Many of the these communities were designed as master planned communities
allowing for unique and specialized development standards, as opposed to the application of traditional, standardized
zoning regulations. Examples include Bonita Canyon, Newport Ridge, and Newport Coast.
There are approximately 12-5-150 homeowners associations in Newport Beach. These associations govern the
maintenance of common areas and the administration of Covenants, Conditions, and Restrictions (CC &Rs). Many of
Page 115
20
these associations are active in the City's decision- making process and may have unique development standards
that are not enforced by the City.
As the community has approached build -out, little vacant land remains. New development has focused on
nontraditional sites such as inflll and mixed -use development on smaller vacant and underutilized sites in or near
commercial areas.
Other residential development issues in the community include the replacement of original single family homes,
duplexes, and triplexes with larger homes. Many of these homes are built to the full limit of the City's development
regulations in neighborhoods where many houses are much smaller in scale.
The policy framework for neighborhoods is geared toward strengthening and expanding the framework of healthy,
cohesive, and identifiable neighborhoods throughout the City.
Goal
LU 6.2
Residential neighborhoods that contain a diversity of housing types and supporting uses to meet the needs of
Newport Beach's residents and are designed to sustain livability and a high quality of life.
Policies
LU 6.2.1 Residential Supply
Accommodate a diversity of residential units that meets the needs of Newport Beach's population and fair share of
regional needs in accordance with the Land Use Plan's designations, applicable density standards, design and
development policies, and the adopted Housing Element. (Imp 1.1, 2.1, 25.1)
LU 6.2.2 Allowing Rebuilding
Legal nonconforming residential structures shall be brought into conformity in an equitable, reasonable, and timely
manner as rebuilding occurs. Limited renovations that improve the physical quality and character of the buildings may
be allowed. Rebuilding after catastrophic damage or destruction due to a natural event, an act of public enemy, or
accident may be allowed in limited circumstances that do not conflict with the goals of the Land Use Element. (Imp
2.1, 7.1)
LU 6.2.3 Residential Affordability
Encourage the development of the types of residential units that are consistent with the Housing Elementaffefdakle
f... these e ..i, yed a the r.«.,. (Imp 25.1)
LU 6.2.4 Accessory Units
Permit conditionally the construction of one granny unit (accessory age- restricted units for one or two adult persons
who are *fifty five years of age or older) per single family residence within single - family districts, provided that
such units meet set back, height, occupancy, and other applicable regulations set forth in the Municipal Code. (Imp
2.1)
LU 6.2.5 Neighborhood Supporting Uses
Allow for the integration of uses within residential neighborhoods that support and are complementary to their primary
function as a living environment such as schools, parks, community meeting facilities, religious facilities, and
comparable uses. These uses shall be designed to ensure compatibility with adjoining residential addressing such
issues as noise, lighting, and parking. (Imp 2.1)
LU 6.2.6 Home Occupations
Allow for small scale home occupations in Newport Beach's residential neighborhoods provided that they do not
adversely impact traffic, parking, noise, lighting, and other neighborhood qualities. (Imp 2.1)
LU 6.2.7 Care Facilities
Regulate Day Care and Residential Care facilities to the maximum extent allowed by federal and state law to
minimize impacts on residential neighborhoods, and aGfivaly purswe federal and state lsq slation that would 9;;,s Gites
the ab lity to prohibit an over concentration of recovery homes or sober living homes in res dential areas. (Imp 2.1)
Page 116
21
LU 6.2.8 Manufactured Housing
Permit by right manufactured housing on individual lots in residential zones as per state law. Ensure compatibility with
surrounding conventional dwelling uses by adhering to development standards within the Municioal Code. eeatiauiag
to provde design standards for manufactured homes Imp 2.1)
LU 6.2.9 Private Open Spaces and Recreational Facilities
Require the open space and recreational facilities that are integrated into and owned by private residential
development are permanently preserved as part of the development approval process and are prohibited from
converting to residential or other types of land uses. (Imp 6.1, 13.1)
LU 6.2.10 Gated Communities
Discourage the creation of new private entry gates in existing residential neighborhoods that currently do not have a
gate located at the entrance of the community. (Imp 9.1, 29.1)
Districts
Districts are uniquely identifiable by their common functional role, mix of uses, density /intensity, physical form and
character, and /or environmental setting. Generally, they encompass large areas that often extend equally in length
and breadth. They represent common gathering places for commerce, employment, entertainment, culture, and for
living.
While Newport Beach contains many districts, the General Plan policies in the following sections focus on those that
are likely to change over the next 20 years as existing viable districts are enhanced, underperforming properties are
revitalized, and opportunities are provided to accommodate the City's fair share of regional housing needs, as shown
on Figure LU16. Policies are directed to the management of these changes to ensure that they complement the
characteristics that are valued by Newport Beach's residents.
Development in each district will adhere to policies for land use type and density /intensity (Policy LU 4.1, Table LU1)
and community character (LU 5.0), except as amended in this section of the Plan.
The goals and policies for each district are preceded by a description of its uses and characteristics in 2005 and
public input from the General Plan Update Visioning Process and Public Workshops that was considered in their
formulation.
BANNING RANCH
Located within the City's Sphere of Influence (SOI), the Banning Ranch area encompasses approximately 518 acres,
of which 465 acres (includes 47 acres of water features) are under the jurisdiction of Orange County, and 53 acres
within the jurisdiction of the City of Newport Beach. Banning Ranch is located in the western -most portion of the
Newport Beach Planning Area, north of Coast Highway and the Newport Shores residential community, immediately
east of the Santa Ana River, and west and south of residential and industrial uses. The eastern portion of the site is
higher in elevation and contains the western edge of Newport Mesa that slopes gently from east to west. Bluffs form
the western edge of the mesa, and are located in the central portion of the Banning Ranch area. The western portion
of the site, which is lower in elevation, historically contained a tidal marsh associated with the Semeniuk Slough and
Santa Ana River.
Currently, the Banning Ranch area is primarily undeveloped with some historic oil extraction infrastructure located in
the central and southern portions of the site that includes wells, pipelines, buildings, improved and unimproved roads,
and open storage pipes and machinery. Oil extraction activities date back at least 75 years.
Although the Banning Ranch site contains an assemblage of diverse habitats that have been historically disturbed,
when this area is considered with the contiguous Semeniuk Slough and restored wetlands, it provides wildlife with a
significantly large, diverse area for foraging, shelter, and movement. Biological studies performed for Banning Ranch
indicate that, while disturbance associated with oil activities diminishes the quality of existing habitat to some extent,
overall, the area should be regarded as relatively high - quality wildlife habitat due to its size, habitat diversity, and
continuity with the adjacent Semeniuk Slough and federally- restored wetlands.
Page 117
22
+A preliminary field evaluation of Banning Ranch was conducted by a consultant as a general indicator of the
presence of habitat and species that may be subject to regulatory review. Based on this analysis, the property is
estimated to contain approximately 69 acres with a habitat value rank of I," which are primarily concentrated in the
northwestern portion of the site. These areas are considered to have a high biological resource value, and are likely
to require a resource permit from federal and /or state agencies prior to development. Other areas scattered
throughout the site may also be of biological value but to a lesser extent. Areas with a rank of "2" (approximately 96
acres) may need a resource permit for development, where additional studies would be required to make this
determination. More than likely, areas with a rank of "3" (approximately 118 acres) contain habitat and species that
are not likely to require resource permitting for development. Resource permitting would likely result in the need for
mitigation measures associated with development such as payment of mitigation fees, habitat restoration, or off -site
habitat replacement. The actual acreage subject to environmental permitting will be determined in subsequent studies
to be conducted in accordance with state and federal regulations.
Additionally, Banning Ranch exhibits distinctive topography that is a physical and visual resource for the community.
The property is divided into lowland and highland mesa areas. Bluff faces traverse the property generally in a north -
south direction, separating these and forming an important visual backdrop from West Coast Highway. Drainage from
upland areas in and adjoining the City of Costa Mesa formed a number of arroyos with riparian habitats. The bluff
face geology is highly erodible and has experienced sliding over the years. Figure LU17 illustrates these constraints.
During the visioning process, residents were divided in opinion regarding the future of Banning Ranch. Many
residents preferred preserving Banning Ranch as open space at the beginning of the public process. However, many
participants in the process later indicated their willingness to support some development of the property if it would
generate revenue to help fund preservation of the majority of the property as open space.
Policy Overview
The General Plan prioritizes the acquisition of Banning Ranch as an open space amenity for the community and
region. Oil operations would be consolidated, wetlands restored, nature education and interpretative facilities
provided, and an active park developed containing playfields and other facilities to serve residents of adjoining
neighborhoods.
Should the property not be fully acquired as open space, the Plan provides for the development of a concentrated
mixed -use residential village that retains the majority of the property as open space. This would contain a mix of
housing types clustered around a "village center" of'o^^^�o',l serving commercial uses, small boutique
hotel, active park, and possibly a school. Buildings would be located and designed and an interconnected street
system provided to enhance pedestrian activity and reduce vehicular trips. Development would be concentrated to
preserve the majority of the property as open space, while oil operations would be clustered and wetlands restored.
An internal trail system would be developed to link uses within its neighborhoods and districts and provide access to
adjoining neighborhoods. While the Plan indicates the maximum intensity of development that would be allowed on
the property, this will ultimately by determined through permitting processes that are required to satisfy state and
federal environmental regulatory requirements.
Goal
LU 6.3
Preferably a protected open space amenity, with restored wetlands and habitat areas, as well as active community
parklands to serve adjoining neighborhoods.
Policies
LAND USES (designated as "OS(RV]')
LU 6.3.1 Primary Use
Open space, including significant active community parklands that serve adjoining residential neighborhoods if the
site is acquired through public funding. (Imp 2.1, 23.1, 23.5, 30.2)
STRATEGY
Page 118
2S
LU 6.3.2 Acquisition for Open Space
Support active pursuit of the acquisition of Banning Ranch as permanent open space, which may be accomplished
through the issuance of state bonds, environmental mitigation fees, private fundraising, developer dedication, and
similar techniques. (Imp 9.1, 14.7, 14.11, 30.2)
Goal
LU 6.4
If acquisition for open space is not successful, a high - quality residential community with supporting uses that provides
revenue to restore and protect wetlands and important habitats.
Policies
LAND USES
LU 6.4.1 Alternative Use
If not acquired for open space within a time period and pursuant to terms agreed to by the City and property owner,
the site may be developed as a residential village containing a mix of housing types, limited supporting retail, visitor
accommodations, school, and active community parklands, with a majority of the property preserved as open space.
The property owner may pursue entitlement and permits for a residential village during the time allowed for
acquisition as open space. (Imp 2.1)
DEVELOPMENT DENSITY /INTENSITY AND CAPACITY
Note: These represent general development capacity estimates, with the property's ultimate development footprint
and capacity determined through required federal and state regulatory environmental permitting processes and a
planned community development plan approved by the City of Newport Beach.
LU 6.4.2 Residential
Accommodate a maximum of 1,375 residential units, which shall consist of a mix of single - family detached, attached,
and multi - family units to provide a range of choices and prices for residents. (Imp 2.1)
LU 6.4.3 Retail Commercial
Accommodate a maximum of 75,000 square feet of retail commercial uses that shall be oriented to serve the needs
of local and nearby residents. (Imp 2.1)
LU 6.4.4 Overnight Accommodations
Accommodate a maximum of 75 rooms in a small boutique hotel, "bed and breakfast," or other overnight
accommodations. (Imp 2.1)
DESIGN AND DEVELOPMENT
LU 6.4.5 Planned Residential Village
Require that Banning Ranch, if not retained as open space, be developed as a cohesive urban form that provides the
sense of a complete and identifiable neighborhood. Establish a development pattern that ties together individual uses
into a cohesive neighborhood addressing the location and massing of buildings, architecture, landscape, connective
street grid and pedestrian walkways and trails, use of key landforms, and similar elements. (Imp 3.1, 4.1)
LU 6.4.6 Approaches for a Livable Neighborhood
Site and design development to enhance neighborhood quality of life by:
• Establishing a pattern of blocks that promotes access and neighborhood identity
• Designing streets to slow traffic, while maintaining acceptable fire protection and traffic flows
• Integrating a diversity of residential types within a neighborhood, while ensuring compatibility among
different residential types
• Orienting and designing the residential units to relate to the street frontage
Page 119
7
• Locating and designing garages to minimize their visual dominance from the street
• Incorporating sidewalks and parkways to foster pedestrian activity
• Promoting architectural diversity (Imp 3.1, 4.1)
LU 6.4.7 Neighborhood Structure and Form
Establish a "village center" containing local serving commercial, community parks, community meeting facilities, hotel,
and /or other amenities as the focal 75point. Buildings in the village center shall be designed to enhance pedestrian
activity (e.g., visual transparency and fagade modulation and articulation), integrating plazas and open spaces for
public events. (Imp 3.1, 4.1)
LU 6.4.8 Open Space Network and Parklands
Establish a framework of trails, community parklands, and natural habitats that provide the framework around which
the residential village's uses are developed and interconnect residential districts, the village center, other uses, and
open spaces. (Imp 3.1, 4.1)
LU 6.4.9 Circulation
Facilitate development of an arterial highway linking Coast Highway with Newport Boulevard to relieve congestion at
Superior Avenue, if the property is developed. (Imp 3.1, 4.1, 16.1)
LU 6.4.10 Sustainable Development Practices
Require that any development of Banning Ranch achieve high levels of environmental sustainability that reduce
pollution and consumption of energy, water, and natural resources to be accomplished through land use patterns and
densities, site planning, building location and design, transportation and utility infrastructure design, and other
techniques. Among the strategies that should be considered are the concentration of development, reduction of
vehicle trips, use of alternative transportation modes, maximized walkability, use of recycled materials, capture and
re -use of storm water on -site, water conserving fixtures and landscapes, architectural elements that reduce heat gain
and loss, and preservation of wetlands and other habitats. (Imp 3.1, 4.1, 7.1, 16.8, 17.1, 19.1)
LU 6.4.11 Comprehensive Site Planning and Design
Require the preparation of a master development or specific plan for any development on the Banning Ranch
specifying lands to be developed, preserved, and restored, land uses to be permitted, parcelization, roadway and
infrastructure improvements, landscape and streetscape improvements, development regulations, architectural
design and landscape guidelines, exterior lighting guidelines, processes for oil operations consolidation, habitat
preservation and restoration plan, sustainability practices plan, financial implementation, and other appropriate
elements. (Imp 3.1, 4.1)
Policies Pertaining to Both Land Use Options (Goals 6.3 and 6.4)
PERMITTED USES
LU 6.5.1 Oil Operations
Relocate and cluster oil operations. (Imp 3.1, 4.1)
LU 6.5.2 Active Community Park
Accommodate a community park of 20 to 30 acres that contains active playfields that may be lighted and is of
sufficient acreage to serve adjoining neighborhoods and residents of Banning Ranch, if developed. (Imp 3.1, 4.1)
LU 6.5.3 Habitat and Wetlands
Restore and enhance wetlands and wildlife habitats, in accordance with the requirements of state and federal
agencies. (Imp 3.1, 4.1, 14.7, 14.11)
DESIGN AND DEVELOPMENT
LU 6.5.4 Relationship of Development to Environmental Resources
Page 120
25
Development should be located and designed to preserve and /or mitigate for the loss of wetlands and drainage
course habitat. It shall be located to be contiguous and compatible with existing and planned development along its
eastern property line, preserving the connectivity of wildlife corridors, and set back from the bluff faces, along which
shall be located a linear park to provide public views of the ocean, wetlands, and surrounding open spaces. Exterior
lighting shall be located and designed to minimize light trespass from developed areas onto the bluffs, riparian
habitat, arroyos, and lowland habitat areas. (Imp 3.1, 4.1)
LU 6.5.5 Public Views of the Property
Development shall be located and designed to prevent residences on the property from dominating public views of
the bluff faces from Coast Highway, the ocean, wetlands, and surrounding open spaces. Landscape shall be
incorporated to soften views of the site visible from publicly owned areas and public view points. (Imp 3.1, 4.1)
STRATEGY
LU 6.5.6 Coordination with State and rederal Agencies
Work with appropriate state and federal agencies to identify wetlands and habitats to be preserved and /or restored
and those on which development will be permitted. (Imp 14.7, 14.11)
WEST NEWPORT MESA
The West Newport Mesa area contains a mix of residential, office, retail, industrial, and public uses. It is immediately
abutted by Hoag Hospital, the City of Costa Mesa to the north, and Banning Ranch to the west. Development in the
area dates back to the mid - twentieth century.
Hoag Hospital is a major activity center that continues to affect development in the area. It generates a strong market
for the development of uses that support the hospital's medical activities such as doctors' offices, convalescent and
care facilities, medical supply, pharmacy, and similar uses. Retail commercial uses serve medical purposes, as well
as nearby residents.
Northern portions of the area are largely developed with light manufacturing, research and development, and
business park uses. In many respects, these transition with comparable patterns of development in the Westside
Costa Mesa area to the north. A number of Newport Beach's marine related businesses have relocated to the area
over recent decades as coastal land values have escalated. Most of the properties are developed for single business
tenants and have little landscape or architectural treatment, typical of older industrial districts of Southern California.
The majority of properties between the industrial uses and medical center are developed with multifamily uses,
including a few mobile home parks. The latter represent a resource of affordable housing in the City. These are
interspersed with a school and other civic uses.
The area's considerable mix of uses is not always complementary, nor at its edges where it abuts residential
neighborhoods and other uses. Visioning process participants indicated that the West Newport Mesa area would
benefit from revitalization.
The development of additional medical offices and other facilities supporting Hoag Hospital and additional residential
units were widely endorsed. Participants were divided in their support for the retention of industrial uses.
Policy Overview
The General Plan provides for a mix of land uses for West Newport Mesa that include office, research, convalescent
care, and retail facilities supporting Hoag Hospital, a consolidated light industrial district where non - water - dependent
marine - related businesses would be encouraged to locate, enhanced housing opportunities, and supporting retail
commercial services. While distinct sub - districts are defined by the Land Use Plan, the assembly and planning of
multiple parcels across these districts to create a unified center that is linked by pedestrian walkways, parklands, and
other amenities is encouraged.
Goal
LU 6.6
Page 121
20
A medical district with peripheral medical services and research facilities that support the Hoag Hospital campus
within a well - planned residential neighborhood, enabling residents to live close to their jobs and reducing commutes
to outlying areas.
Policies
LAND USES (refer to Figure LU18)
LU 6.6.1 Hospital Supporting Uses Integrated with Residential Neighborhoods
Prioritize the accommodation of medical - related and supporting facilities on properties abutting the Hoag Hospital
complex [areas designated as "CO -M (0.5)" (Figure LU18, Sub -Area A)] with opportunities for new residential units
[areas designated as " RM(18 /ac) "] and supporting general and neighborhood- serving retail services [ "CG(0.75)" and
"CN(0.3) "] respectively. (Imp 2.1)
LU 6.6.2 Residential Types
Promote the development of a mix of residential types and building scales within the densities permitted by the "RM"
(Figure LU18, Sub -Area C) designation, which may include single - family attached, townhomes, apartments, flats, and
comparable units. Residential densities may be increased on a property as a means of promoting a variety of housing
types within West Newport Mesa, provided that the overall average density of 18 units per acre is not exceeded. (Imp
2.1)
STRATEGY
LU 6.6.3 Cohesive and Integrated Medical Campus Development
Work with property owners and encourage the development of a master plan for streetscape, pedestrian, signage,
and other improvements that contribute to a definable district. Land use boundaries delineated on the Land Use
Diagram may be modified by a specific plan to achieve cohesive districts that integrate a variety of land uses. (Imp
3.1, 4.1)
LU 6.6.4 Livable Residential Neighborhood
Work with property owners and encourage the preparation of a master plan for the residential neighborhood defining
park and streetscape improvements that provide amenity for local residents and enhance the area's identity. (Imp 3.1,
4.1)
Goal
LU 6.7
A general industrial district that transitions between the Hoag Hospital medical and residential community and
industrial uses in the City of Costa Mesa, providing opportunities for needed uses that cannot be accommodated
elsewhere in Newport Beach.
Policies
LAND USES [designated as `7G(0.75), "refer to Figure LU18, Sub -Area B]
LU 6.7.1 Primary Uses
Encourage the development of small -scale incubator industries. (Imp 2.1, 24.1)
LU 6.7.2 Marine Based Businesses
Encourage and provide incentives for the relocation of marine -based Newport Beach businesses, including boat
storage and recreational vehicles, to properties retained for industrial purposes. (Imp 2.1, 24.1)
BALBOA PENINSULA
The Balboa Peninsula comprises a series of districts linked by the Newport Boulevard /Balboa Boulevard commercial
and residential corridor. These include Lido Village, Cannery Village, McFadden Square, Balboa Village, and
surrounding residential neighborhoods.
Page 122
27
Lido Village
Lido Village is primarily developed with commercial uses including grocery stores, restaurants, salons, home
furnishings, apparel, and other specialty shops. It also includes Lido Marina Village, a pedestrian oriented waterfront
development that includes visitor - serving commercial uses, specialty stores, and marine uses. Lido Village's southern
edge contains specialty retail and restaurants, the �'�•'e.,,G Gen` ^^former City Hall complex planned for redevelopment
as fer a boutique hotel, and churches.
Lido Marina Village has experienced a high number of building vacancies and many retail stores are
underperforming. Parking is limited. Multiple property ownerships have traditionally inhibited cohesive and integrated
development.
Lido Village has a unique location at the turning basin in Newport Harbor. The channel is wider than in other
locations, providing an opportunity for waterfront commercial uses that will not negatively impact residential uses
across the channel.
In 2011, the City Council appointed a Citizen Advisory Panel (CAP) to oreoare architectural and landscape design
guidelines for the Lido Village. After GAP-several CAP meetings, a public open house, and review by the
Neighborhood Revitalization Committee. the Lido Village Design Guidelines were aooroved by the City Council in
December 2011. The Design Guidelines establish the vision for the rebirth of Lido Village as the gateway to the
Balboa Peninsula.
Cannery Village
Cannery Village is the historic center of the City's commercial fishing and boating industry and contains a mix of small
shops, art galleries, professional offices, and service establishments. Marine - related commercial (boat sales) and
marine - related industrial uses (boat repair) are also found in the area. Redevelopment of properties for residential,
loft, and mixed residential and commercial uses, including live /work facilities, appears to be an emerging trend. Older
developments include some single - family residential units combined with commercial uses on single lots. Although
the residential component of mixed -use projects has performed well, there has been less success in attracting the
commercial uses envisioned for the area particularly on the waterfront. o Spe,: f c Plan has been developed but
McFadden Square
McFadden Square surrounds the Newport Pier and extends between the ocean front and harbor. It was the center of
the City's early shipping industry. Located adjacent to Newport Pier is the Dory Fishing Fleet. The fleet and open -air
fish market have operated at this location since the fleet's founding in 1891 by Portuguese fishermen. The last
remaining fleet of its type, it is a designated historical landmark.
Commercial land uses are largely concentrated in the strips along Balboa and Newport Boulevards, with residential
along the ocean front and marine- related uses fronting the harbor. Numerous visitor - serving uses include restaurants,
beach hotels, tourist - oriented shops (t -shirt shops, bike rentals, and surf shops), as well as service operations and
facilities that serve the Peninsula. There are several bars in the area with some featuring live music, especially along
the ocean front. Historically, the area has been known for its marine - related industries such as shipbuilding and repair
facilities and boat storage on the harbor, some of which have been in continuous operation for over fifty years. Public
parking is available in three lots, which primarily serve the beach users, tourists, and the restaurant patrons.
Much of the McFadden Square area is pedestrian- oriented, with storefronts facing the street, the presence of
signage at a pedestrian scale, and outdoor furniture, providing a pleasant environment for visitors. However, certain
areas present difficulty for pedestrian street crossing. Specifically the intersection of Newport and Balboa Boulevards,
known as the "Mixmaster," is one such crossing, as the roadway configuration at this location allows traffic flow from
different directions and the street is wide.
Balboa Village
Balboa Village is the historic center for recreational and social activities on the Peninsula. It has had a strong marine
heritage, and has attracted fishermen, recreational boaters, summer residents, and beachgoers. Many of the retail
Page 123
W
uses are visitor - oriented and seasonal in nature, including a'fun zone' along Edgewater Place that contains
entertainment uses. Marine - related commercial uses, including ferries to Balboa and Catalina Islands and harbor
tours, are present in the area. In general, Balboa Village is pedestrian- oriented with articulated building facades and
signage that is pedestrian scale. The Balboa Village core is surrounded by residences, with isolated pockets of
commercial uses scattered along Balboa Boulevard. Peninsula Park also serves the area.
Balboa Village and the greater Peninsula have experienced a transition to year -round residential occupancy while the
visitor uses have continued. Cumulatively, there is more commercial space than can be supported by local residents,
and marginal commercial space is used by businesses that are seasonal and do not thrive throughout the year.
of aesthet G improverneRtS such as landSGap ng, pedestrian amenities, and design standards. it addressed property
establish a "farn ly marine recreation theme," upgrade the Fun Zone, and improve the qua! ty and mix of GernrneFGW
years, which include the add tion of street furn ture, 1 ght ng, landsGap ng, widened s dewalks, and deGorat ve pav41g.
Participants in the Visioning process indicated that Lido Village, Cannery Village, McFadden Square, and Balboa
Village need continuing revitalization, and the City could be proactive in creating a vision for reinforcement of Lido
Village and McFadden Square as primary activity nodes, with the interior of Cannery Village allocated for residential
or mixed -use development. The integration of uses in these areas and the harbor and bay was emphasized. While
overnight lodging was not supported in the Visioning process survey and public meetings, in the opinion of the
General Plan Advisory Committee smaller bed and breakfast and boutique hotels could be designed and scaled to
complement the pedestrian - oriented village character of Lido Village, McFadden Square, and Balboa Village, as well
as help the City's fiscal balance through the revenue that would be contributed.
The public also supported the concentration of commercial uses in the core of Balboa Village, with the re -use of
outlying commercial properties for housing and priority for water - oriented and visitor - serving commercial uses.
Additionally, Balboa Village was identified as a suitable location for mixed -use development.
The City Council appointed a five- member Citizen Advisory Panel (CAP) in June 2011 to set a new vision and
implementation strateav for the revitalization of Balboa Villace. Followinc a several month process which included
input from the community, the CAP developed the Balboa Village Master Plan that includes strategies addressing
parking, zoning, appearance and new commercial investment in Balboa Village. In September 2012, the City Council
approved the Balboa Village Master Plan, followed by the formation in September 2012 of the Balboa Village
Advisory Committee to oversee implementation of the Master Plan.
Policy Overview
The General Plan provides for the enhancement of Lido Village, Cannery Village, McFadden Square, and Balboa
Village as distinct pedestrian- oriented centers of Balboa Peninsula that would be interconnected through improved
streetscapes along Newport/Balboa Boulevard, a waterfront promenade on Newport Harbor, and cross - access
between the Harbor and beachfront. Lido Village, McFadden Square, and Balboa Village would contain a mix of
visitor - serving, retail, small overnight accommodation facilities, and housing. In Cannery Village, commercial or
mixed -use buildings would be developed at street intersections with intervening parcels developed for mixed -use or
freestanding housing. Throughout the Peninsula, priaFb, '^ established f^' the • ^f^ ^f'^^ Of m^•'^^ F^' ^f^d ^.land
use designations are arranged to provide for a mix of commercial, retail, service, marine - related and residential uses
that are complimentary and compatible with one another and promote economic vitality, environmental integrity and
aesthetic quality. Late night service uses should be regulated to minimize effects on neighboring residential districts
and uses.
Balboa A49aee- Peninsula Areawide
Goal
LU 6.8
Page 124
29
A series of commercial, retail, restaurant, recreation and visiteFSewia h marine- related uses, sivir- and residential
neighborhoods that are vibrant throughout the year, differentiated by their historic and functional characteristics and
architectural style, yet integrated by streetscape amenities.
Policies
LU 6.8.1 Urban Form
Establish development patterns that promote the reinforcement of Balboa Peninsula's pedestrian scale and urban
form as a series of distinct centers/ nodes and connecting corridors surrounded by and linked to residential
neighborhoods whose scale and character are maintained. (Imp 1.1)
LU 6.8.2 Component Districts
Lido Village, Cannery Village. and McFadden Square should be emphasized as the primary activity centers of the
northern portion of the Peninsula, linked by corridors of retail resident and visitor - serving uses along Newport
Boulevard and a mix of marine - related and residential uses on the Bay frontage. These surround a residential core in
the inland section of Cannery Village. Balboa Village will continue to serve as the primary center of the lower
Peninsula, surrounded by residential neighborhoods along and flanking Balboa Boulevard. (Imp 1.1)
LU 6.8.3 Marine - Related Businesses
Protect and encourage marine - related businesses to locate and expand on the Peninsula unless present and
foreseeable future demand for such facilities is already adequately provided for in the area. (Imp 2.1, 24.1)
LU 6.8.4 Shared - Parking Facilities
Encourage the development of shared parking facilities and management programs among private property owners
that provides for adequate parking for residents, guests, and business patrons. (Imp 16.10)
LU 6.8.X Access to Parking Facilities
Prohibit the use of code - required parking spaces for other purposes, except as permitted on a case -by -case basis to
accommodate temporary events or emergency operations provided that adequate parking can be assured to support
the primary use.
LU 6.8.5 Quality of Place /Streetscapes
Develop a plan and work with property owners and businesses to fund and implement streetscape improvements that
improve Balboa Peninsula's visual quality, image, and pedestrian character. This should include well- defined linkages
among individual districts, between the ocean and Bay, and along the Bay frontage, as well as streetscape and entry
improvements that differentiate the character of individual districts. (Imp 20.1)
LU 6.8.6 Historic Character
Preserve the historic character of Balboa Peninsula's districts by offering incentives for the preservation of historic
buildings and requiring new development to be compatible with the scale, mass, and materials of existing structures,
while allowing opportunities for architectural diversity. (Imp 2.1)
LU 6.8.7 Property Improvement
Provide incentives for and work with property owners to improve their properties and achieve the community's vision
for the Balboa Peninsula. (Imp 24.1, 29.1)
Lido Village (designated as "MU -W2," "CM(0.3)," "RM(20 1ac), "and "PI(0.75)5, "refer to
Figure LU19]
Goal
LU 6.9
5 NOTE: Former City Hall site to re- designated to accommodate proposed hotel.
Page 125
30
A vibrant pedestrian- oriented village environment that reflects its waterfront location at the gateway to Newport
Beach's historic Balboa Peninsula that providing - provides a mix of uses that serves serving visitors and local
residents.
Policies
�r.T000�,
LU 6.9.1 Priority Uses
Encourage uses that take advantage of Lido Village's location at the Harbor's turning basin and its vitality and
pedestrian character, including visitor- serving and retail commercial, small lodging facilities (bed and breakfasts,
innsboutioue hotels), and mixed -use buildings that integrate residential with retail uses [areas designated as "MU-
W2", Subarea "A "]. A portion of the Harbor frontage and interior parcels (Subarea "B ") may also contain multi - family
residential [designated as "RM(20 /ac) "], and the parcel adjoining the Lido Isle Bridge, a recreational and marine
commercial use [designated as "CM(0.3) "]. (Imp 2.1, 24.1)
LU 6.9.2 Discouraged Uses
Discourage the development of new office uses on the ground floor of buildings that do not attract customer activity to
improve the area's pedestrian character. (Imp 2.1)
LU 6.9.X Vested Uses
Allow existing commercial buildings that exceed the maximum floor area and /or that do not provide the minimum
number of oarkina spaces to be re- constructed to their ore - existing floor area provided that no less than the ore-
existing number of parking spaces is provided
DESIGN AND DEVELOPMENT
LU 6.9.X2 Lido Village Design Guidelines
Achieve a distinctive identity and auality for Lido Villaae through implementing auidelines for design and landscape
specified by the Lido Village Design Guidelines.
LU 6.9.X3 Multi -Modal Village
Enhance Lido Village's accessibility forbv residents and visitors by providing all common modes of transportation for
residents and visitors including walking, bicycling, watercraft, and vehicles.
LU 6.9.X4 Gateway
Create a vibrant gatewav village in the heart of Newport Beach's historic Balboa Peninsula, with landscaping and
streetscape.
LU 6.9.X5 Character and Design
Maintain a high quality of development design in Lido Village in consideration of the following design obiectives:
Unification: Creatinq a sense of place through a unifying theme for Lido Village with defined gathering
spaces, increased connectivity, and improved wayfinding;
Visual Appeal: Creating a distinct identity for Lido Village by encouraging Coastal and Mediterranean
architecture, creating an attractive gateway, maximizing view corridors and scenic opportunities, and
incorporatinq art and landscaping; and
Sustainability: Promoting economic and environmental sustainability by encouraging energy and water
efficient practices in consideration of economic realities and viability, and celebrating California - friendly
landscapes.
Cannery Village
Page 126
31
Interior Parcels [designated as "MU-H4," Figure LU19, Sub -Area C]
Goal
LU 6.10
A pedestrian- oriented residential neighborhood that provides opportunities for live /work facilities and supporting retail
uses.
Policies
LAND USES
LU 6.10.1 Priority Uses
Allow multi - family residential and mixed -use buildings that integrate residential above retail or live -work units
throughout Cannery Village. Require mixed -use, live -work, or commercial buildings to be developed on corner
parcels except adjacent to Villa Way where these uses are encouraged. (Imp 2.1)
DESIGN AND DEVELOPMENT
LU 6.10.2 Residential Character and Architecture
Require that residential buildings be designed to contribute to an overall neighborhood character, locating buildings
along the street frontage to form a continuous or semi - continuous building wall. (Imp 2.1)
Wilze des gn and development gu del nes for Cannery Wage identfied in the Cannery Village/MGFadden Square
Bayfront Parcels [designated as "MU- W2, " Figure LU19, Sub -Area E]
Goal
LU 6.11
A water - oriented district that contains uses that support and benefit from its location fronting onto the bay, as well as
provides new opportunities for residential.
Policies
LAND USES
LU 6.11.1 Priority Uses
Accommodate water- oriented commercial uses that support harbor recreation and fishing activities, and mixed -use
structures with residential above ground level water - oriented uses. (Imp 2.1, 8.1, 21.2)
McFadden Square, West and East of Newport Boulevard (designated as "MU-W2, " Figure
LU19, Sub -Area E]
Goal
LU 6.12
A pedestrian- oriented village that reflects its location on the ocean, pier, and bay front, serving visitors and local
residents.
Policies
LAND USES
LU 6.12.1 Priority Uses
Page 127
32
Accommodate visitor- and local resident- serving uses that take advantage of McFadden Square's waterfront setting
including specialty retail, restaurants, and small scale even4ght-hotel accommodations, as well as mixed -use
buildings that integrate residential with ground level retail. (Imp 2.1)
DESIGN AND DEVCl OPMEN
Balboa Village
Goal
LU 6.13
An economically viable pedestrian- oriented village that serves local residents and visitors and provides residential in
proximity to retail uses, entertainment, and recreation.
Policies
PRIORITY USES (refer to Figure LU20)
LU 6.13.X Balance and Mix of Uses - Areawide
Accommodate a mix of land uses including residential, restaurants, retail shoos and services that cater to both
residents and visitors. (Imp XX)
LU 6.13.1 Village Core [designated as "MU -V" Sub -Area "B"]
Encourage local- and visitor - serving retail commercial and mixed -use buildings that integrate residential with ground -
level retail or office uses on properties especially adiacentto Balboa Boulevard, Main Street. and Palm Street. (Imp
2.1)
LU 6.13.2 Bay Frontage /Bayfront Promenade [designated as "CV(0.75)" Sub -Area A]
Promote access to the bay and beach and R,"'°9^ prioritize water - dependent, marine - related retail and services
and visitor - serving retail such as sport fishing, boat rentals, tour boats, and excursion boats. (Imp 2.1, 24.1)
LU 6.13.3 Commercial Properties out of Village Core [designated as "RT" Sub -
Area C]
Promote re -use of isolated commercial properties on Balboa Boulevard for residential units. (Imp 2.1)
LU 6.13.X4 Balboa Village Fun Zone
Accommodate a mix of land uses capitalizing on the area's historic identity and character and bavfront setting
including restaurants, retail shoos and services catering to both residents and visitors. (Imp XX)
I 0121Wd11
LU 6.13.4 Streetscapes and Visual Quality
Promote the ^^r^^'^"^^ of ^^h°^^^F^ ^^'° f ^Enhance the visual guality of Balboa Village's streetscapes te- eahaaoe
the area's • is ^' qua! ty and char^^' ^r ^ °w promoting a pedestrian- oriented environment and offering incentives for
owners to improve their properties. (Imp 20.1)
LU 6.13.X5 Balboa Village Design Guidelines.
Require that development exhibits a high guality of site and building design in conformance with the Balboa Village
Design Guidelines.
STRATEGY
LU 6.13.5 Rebuilding of Nonconforming Structures
Page 128
33
Permit existing commercial buildings that exceed the permitted development intensities to be renovated, upgraded, or
reconstructed to their pre- existing intensity and, at a minimum, pre- existing number of parking spaces. (Imp 2.1)
LU 6.13.6 Enhancing Balboa Village's Viability and Character
Provide incentives for owners to improve their properties, to develop retail uses that serve adjoining residential
neighborhoods, and retain and develop marine - related uses along the harbor frontage. (Imp 24.1)
NEWPORT CENTER /FASHION ISLAND
Newport Center /Fashion Island is a regional center of business and commerce that includes major retail, professional
office, entertainment, recreation, and residential in a master planned mixed -use development. Fashion Island, a
regional shopping center, forms the nucleus of Newport Center, and is framed by this mixture of office, entertainment,
and residential. Newport Center Drive, a ring road that surrounds Fashion Island, connects to a number of interior
roadways that provide access to the various sites within the Center and to the four major arterials that service this
development. High -rise office and hotel buildings to the north of the Center form a visual background for lower rise
buildings and uses to the south and west.
Interspersed in the Newport Center area are two hotels, public and semi - public uses including the Newport Beach
Police and Fire Departments and Orange County Museum of Art, and entertainment uses (along the perimeter of
Newport Center Drive). It is also the location of a transportation center, located at San Joaquin Hills Road and
MacArthur Boulevard. Multi- family residential is located east of the Police Department. Lands adjacent to Coast
Highway and Jamboree Road are developed for the Newport Beach Country Club and ✓3atbea4Bay -The Tennis Club,
with adjoining single - family attached residential uses. The Newoort Beach Civic Center and Library expansion were
completed in 2013, creating a major civic presence in Newport Center along MacArthur Boulevard. In addition, a new
oublic nark and dog Dark were added, which brina additional oedestrian- oriented 0000rtunities to this area.
While master planned, the principal districts of Newport Center /Fashion Island are separated from one another by the
primary arterial corridors. Fashion Island is developed around an internal pedestrian network and surrounded by
parking lots, providing little or no connectivity to adjoining office, entertainment, or residential areas. The latter also
GoRtaiR Atemal pedestr a A GirGulatioR networks surrounded by park A9 and aF@ d SGGRR@GtBd 40FA Raja AiA9 d StF GtF-
The changinci economy, legislative mandates to reduce greenhouse gas emissions, and initiatives to promote a
healthier copulation support the creation of compact, denser, and mixed -use development which enable residents to
walk and bicycle to local shopping and lobs. As the most intense center of economic activity in Newport Beach,
Newport Center /Fashion Island offers opportunities to enhance its mix of uses with infill housing, offices, and retail
uses meeting these objectives. Ongoing private investment in the area runs parallel to the civic development and
infrastructure improvement being led by the City of Newport Beach, including the building of a new City Hall and Civic
Center, parkland expansion, Central Library renovation and roadway circulation improvements.
Center, except for new hotels. However, some supported growth for exst ng companies, expans on of exsting stores,
Since the Visioning process, the changing economy, legislative mandates to reduce greenhouse gas emissions, and
initiatives to promote a healthier population support compact, denser, and mixed -use development enabling residents
to live close, walk, and bicycle to local shopping and lobs. As the most intense center of economic activity in Newport
Beach, Newport Center /Fashion Island offers 0000rtunities to enhance its mix of uses with infill housing, offices, and
retail uses meeting these objectives.
Policy Overview
The General Plan provides for additional retail and office opportunities at Fashion Island and hotel rooms and
housing units in Newport Center. Offl . ,,,.,,,.I,......,.Rt Y',.,,�,, �.,. ...,:.,.,, ....� .. ........... ieR ,.f eXi...;..g FatheF th......PW
buildings. Emphasis is placed on the improvement of the area's pedestrian character, by improving connectivity
Page 129
among the "superblocks," installing streetscape amenities, and concentrating buildings along Newport Center Drive
and pedestrian walkways and public spaces.
Goal
LU 6.14
A successful mixed -use district that integrates economic and commercial centers serving the needs of Newport
Beach residents and the sub - region, with expanded opportunities for residents to live close to jobs, commerce,
entertainment, and recreation, and is supported by a pedestrian - friendly environment.
Policies
LAND USES [refer to Figure LU21]
LU 6.14.1 Fashion Island [f1CR" designation]
Provide the opportunity for an additional -^^"^F 'ant, ether retail, and/eFentertainment and /or supporting uses that
complement, are integrated with, and enhance the economic vitality of existing development. ° ^ Ax M ^R ^f 21 Z'"`'
PGFMItt9d W666 R NeWPGA GeRteF, PF9Vid9d that the peak hG61F','eh Gle tF P6 geRerated GIG net AXGAAd these
. (Imp 2.1)
LU 6.14.2 Newport Center ["MUM3,11 "CO-R," "CO -M," and "RM" designations]
Provide the opportunity for4in+i4ed retail residential, hotel, and office development in accordance with the limits
specified by Tables LU1 and LU2. (Imp 2.1)
DESIGN AND DEVELOPMENT
LU 6.14.3 Transfers of Development PAghtsAllocations
Development r gOAs^ allocations may be transferred within Newport Center /Fashion Island, 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. (Imp 2.1)
LU 6.14.4 Development Scale
Reinforce the original design concept for Newport Center by concentrating the greatest building mass and height in
the ^..e...,�.e °' °4y-northern section aIQA9 San joaquin HIII&Poadof Newport Center, where the natural topography is
highest and progressively scaling down building mass and height to follow the lower elevations toward the
southwesterly edge along East Coast Highway. Allow increased height for the development of a hotel on the eastern
portion of the 100 block to enable distinguished and quality architectural design. (Imp 2.1, 3.1, 4.1)
LU 6.14.5 Urban Form
Encourage that some new development be located and designed to orient to the inner side of Newport Center Drive,
establishing physical and visual continuity that diminishes the dominance of surface parking lots and encourages
pedestrian activity. (Imp 2.1, 11, 4.1)
LU 6.14.6 Pedestrian Connectivity and Amenity
Encourage that pedestrian access and connections among uses within the district be improved with additional
walkways and streetscape amenities concurrent with the development of expanded and new uses. (Imp 3.1, 4.1)
LU 6.14.7 Fashion Island Architecture and Streetscapes
Encourage that new development in Fashion Island complement and be of equivalent or higher design quality than
existing buildings. Reinforce the existing promenades by encouraging retail expansion that enhances the storefront
visibility to the promenades and provides an enjoyable retail and pedestrian experience. Additionally, new buildings
shall be located on axes connecting Newport Center Drive with existing buildings to provide visual and physical
connectivity with adjoining uses, where practical. (Imp 3.1, 4.1)
STRATEGY
Page 130
S5
LU 6.14.8 Development Agreements
Require the AxAnut ' ^^ of Development Agreements for residential and mixed -use development projects that use the
residential 46&units identified in Table LU2 (Anomaly Locations). Development Agreements shall define the
improvements and benefits to be contributed by the developer in exchange for the City's commitment for the number,
density, and location of the housing units. (Imp 13.1)
LU 6.14.9 Fashion Island Parking Structures
Require new parking structures in Fashion Island to be located and designed in a manner that is compatible with the
existing pedestrian scale and open feeling of Newport Center Drive. The design of new parking structures in Fashion
Island shall incorporate elements (including landscaping) to soften their visual impact. (Imp 8.2)
AIRPORT AREA
The Airport Area encompasses the properties abutting and east of (JWA) and is in close proximity to the Irvine
Business Complex and University of California, Irvine (UCI). This proximity has influenced the area's development
with uses that support JWA and UCI, such as research and development, high technology industrial and visitor -
serving uses, such as hotel and car rental agencies. A mix of low -, medium -, and high -rise office buildings
predominate, with lesser coverage of supporting multi- tenant commercial, financial, and service uses. A number of
buildings are occupied by corporate offices for industry and financial uses. Koll Center, at MacArthur Boulevard and
Jamboree Road, was developed as a master planned campus office park. Manufacturing uses occupy a small
percentage of the Airport Area. Three large hotels have been developed to take advantage of their proximity to JWA,
local businesses, and those in the nearby Irvine Business Complex.
The area immediately abutting JWA, referred to as the "Campus Tract," contain a diverse mix of low intensity
industrial, office, and airport- related uses, including a number of auto - related commercial uses including carwash,
auto - detailing, rental, repair, and parts shops. In comparison to properties to the east, this area is underutilized and
less attractive.
Development in the Airport Area is restricted due to the noise impacts of JWA. Much of the southwestern portion of
the area is located in the 65 dBA CNEL, which is unsuitable for residential and other "noise- sensitive" uses.
Additionally, building heights are restricted for aviation safety.
Recent development activity in the City of Irvine's Business Complex to the north has included the transfer of
development rights, bringing more intense development closer to the Airport Area and resulting in the conversion of
office to residential entitlement. This activity is changing the area to a mixed -use center.
Through the Visioning process and preparation of the General Plan, the public preferred revitalization of the Airport
Area with income - generating land uses. Generally, a range of development types were acceptable as long as traffic is
not adversely affected. However, a majority believed that the Airport Area is urban in character, different than other
City neighborhoods. Additional density and traffic congestion were considered more acceptable here than other parts
of the City. There was strong support for new hotels and broad consensus on mixed -use development with residential
and revenue generating uses.
Policy Overview
The General Plan provides for the development of office, industrial, retail, and airport- related businesses in the
Airport Area, as well as the opportunity for housing and supporting services. The latter would be developed as
clusters of residential villages centering on neighborhood parks and interconnected by pedestrian walkways. These
would contain a mix of housing types and buildings that integrate housing with ground -level convenience retail uses
and would be developed at a sufficient scale to achieve a "complete" neighborhood. Housing and mixed -use buildings
would be restricted from areas exposed to noise levels of 65 dBA CNEL and higher. Over time, commercial and
industrial properties located in the Campus Tract would be revitalized including street frontage landscape and other
improvements.
Page 131
3 6
Airport Area Areawide
Goal
LU 6.15
A mixed -use community that provides jobs, residential, and supporting services in close proximity, with pedestrian -
oriented amenities that facilitate walking and enhance livability.
Policies
URBAN FORM AND STRUCTURE [refer to Figure LU22]
LU 6.15.1 Land Use Districts and Neighborhoods
Provide for the development of distinct business park, commercial, and airport serving districts and residential
neighborhoods that are integrated to ensure a quality environment and compatible land uses. (Imp 1.1, 2.1)
LU 6.15.2 Underperforming Land Uses
Promote the redevelopment of sites with underperforming retail uses located on parcels at the interior of large blocks
for other uses, with retail clustered along major arterials (e.g., Bristol, Campus, MacArthur, Birth and Jamboree),
except where intended to serve and be integrated with new residential development. (Imp 2.1, 24.1)
LU 6.15.3 Airport Compatibility
Require that all development be constructed in conformance with the height restrictions set forth by Federal Aviation
Administration (FAA), Federal Aviation Regulations (FAR) Part 77, and Caltrans Division of Aeronautics, and that
residential development be located outside of the 65 dBA CNEL noise contour specified by the 1955 JWA Master
Plan. (Imp 2.1, 3.1, 4.1, 14.3)
Mixed -Use Districts [Subarea C, "MU -H2" designation]
Primary Underlvina Land Uses
LU 6.15.4 Priority Uses
Accommodate office, research and development, and similar uses that support the primary office and business park
functions such as retail and financial services, as prescribed for the "CO -G' designation, while allowing for the re -use
of properties for the development of cohesive residential villages that are integrated with business park uses. (Imp
2.1)
Residential Villages Land Uses
LU 6.15.5 Residential and Supporting Uses
Accommodate the development of a maximum of 2,200 smulti- family residential units, including work force housing,
and mixed -use buildings that integrate residential with ground level office or retail uses, along with supporting retail,
grocery stores, and parklands. The residential units may consist of (a) a maximum of units that may be
constructed as replacement of permitted non - residential uses provided that R@Sid@Rt 21 wAits may be dayslopad only
as the replacement of underlying permitted nonresidential uqP& I.A.11hen a development phase nG'udes a mix 0
FPqiGIPntiA1 And nnnmsidential uses eF FeplaGes exist ng '^d ^`F ^ ^ the number of peak hour trips generated by
cumulative development of the site shall not exceed the number of trips that would result from development of the
underlying permitted allocated nonresidential uses and (b). HGweyep, a maximum of 550 units may be developed as
infill on surface parking lots or areas not used ae-for occupiable buildings on properties within the area depicted on
the "Airport Area Residential Villages Illustrative Concept Diagram" GGRGeptual Development Olan AF^^ depleted an
JFigure LU2321 provided that the parking is replaced on site. (Imp 2.1)
6 Housing capacity to be confirmed based on final LUEAC recommendations.
Page 132
37
LU 6.15.SX Transfer of Development Allocations
Permit transfer of development allocations within the Airport Area Mixed -Use districts subject to the approval of the
City with the finding that the transfer is consistent with the intent of the General Plan and the transfer will not result in
any adverse traffic impacts.
Minimum Size and Density
LU 6.15.6 Size of Residential Villages [refer to Figure LU23]
Allow development of mixed -use residential villages, each containing a minimum of 10 acres and centered on a
neighborhood park and other amenities (as conceptually illustrated in Figure LU23). The first phase of residential
development in each village shall encompass at least 5 gross acres of land, exclusive of existing rights -of -way. This
acreage may include multiple parcels provided that they are contiguous or face one another across an existing street.
At the discretion of the City, this acreage may also include part of a contiguous property in a different land use
category, if the City finds that a sufficient portion of the contiguous property is used to provide functionally proximate
parking, open space, or other amenity. The area depicted in the "Abort Area Residential Villages Illustrative Concept
Diagram "area shown on Figure LU232 shall be exempt from the 5 -acre
minimum, but a conceptual development plan described in Policy LU 6.15.11 shall be required. (Imp 2.1, 3.1, 4.1)
LU 6.15.6X Affordable Housing Projects
Permit housing projects that include a minimum of 30 percent of the total units for affordable to lower income
households and are developed at a minimum density of 30 units per acre to be constructed on parcels of 5 acres or
greater as an exception from Residential Village requirements for a minimum 10 acres in lot size and phasing
described in Policy LU 6.15.6 to facilitate the development of affordable housing consistent with the Housing Element.
LU 6.15.7 Overall Density and Housing Types
Require that residential units be developed at a minimum density of 30 units and maximum of 50 units per net acre
averaged over the total area of each residential village. Net acreage shall be exclusive of existing and new rights -of-
way, public pedestrian ways, and neighborhood parks. Within these densities, provide for the development of a mix of
building types ranging from townhomes to high -rises to accommodate a variety of household types and incomes and
to promote a diversity of building masses and scales. (Imp 2.1, 3.1, 4.1)
LU 6.15.8 First Phase Development Density
Require a residential density of 45 to 50 units per net acre, averaged over the first phase for each residential village.
This shall be applied to 100 percent of properties in the first phase development area whether developed exclusively
for residential or integrating service commercial horizontally on the site or vertically within a mixed -use building. On
individual sites, housing development may exceed or be below this density to encourage a mix of housing types,
provided that the average density for the area encompassed by the first phase is achieved. (Imp 2.1, 3.1, 4.1)
LU 6.15.9 Subsequent Phase Development Location and Density
Subsequent phases of residential development shall abut the first phase or shall face the first phase across a street.
The minimum density of residential development (including residential mixed -use development) shall be 30 units per
net acre and shall not exceed the maximum of 50 units per net acre averaged over the development phase. (Imp 2.1,
3.1, 4.1)
Strategy and Process
LU 6.15.10 Regulatory Plans
Require the develepiment af-a regulatory plan for each residential village, • h Gh shall containing a minimum of 10
acres, developed in conformance with the Integrated Concept Development Plan (ICDP)te establishing a design
theme and standards for buildings and site work (such as landscaping lighting, walls /fencing, signage and other,
common areas and comparable elements): plan eserdieate-the location and phasing of buildings.aew parks, streets,
aad- pedestrian ways, infrastructure and other facilities;; set forth a strategy to accommodate neighborhood serving
commercial uses and other amenities; establish pedestrian and vehicular connections with adjoining land uses,
and ensure compatibility with office, industrial, and other nonresidential uses. (Imp 2.1, 3.1, 4.1, 13.1)
Page 133
M
Require the devalopmant of one GenGeptwai daval9pment plan for the area dep Gtad Gn F gure LU22, should
residential units be proposed on any property w thin th s area. This plan shall demonstrate the compatible and
amen ties are prapesed tG sat sfy PleighlbaFhead Park requ Fernents, the plan shall dentify hnw thpqp, Ampn tiag A,&
GGFRPIY With all elements FeGluiFed far FegulatGFN' plans defined b)' Palley 6.15.19. (imp 2.1, 3.1, 4.1)
LU 6.15.12 Development Agreements
A- Require Development Agreement &Ibalt �°ga:r°�jor all projects that include infill residential units. The
Development Agreement shall define the improvements and public benefits to be provided by the developer in
exchange for the City's commitment for the number, density, and location of the housing units. (Imp 2.1, 3.1, 4.1,
13.1)
Design and Development
Neighborhood Parks
LU 6.15.13 Standards
Of the GGFRFR61R " y With R BaS.'Walk Rg a;StaR @ of ti9m9s F99 we Require dedication and improvement of at least 8
percent of the gross land area (exclusive of existing rights -of -way) of the first phase development in each
neighborhood, or 1/2 acre, whichever is greater, as a neighborhood park to provide a focus and identity for the entire
neighborhood and serve the daily recreational and commercial needs of the community within easy walking distance
of homes. This req6iirement may be waived by the G tyNUhPFP it nAp hp dpFnnnstFated that the development paFGels
the a. In every case, the neighborhood park shall be at least 8 percent of the total Residential Village Area
or one acre in area, whichever is greater, and shall have a minimum dimension of 150 feet. Park acreage shall be
exclusive of existing or new rights -of -way, development sites, or setback areas. A neighborhood park shall satisfy
some or all of the requirements of the Park Dedication Ordinance, as prescribed by the Recreation Element of the
General Plan. This requirement may be waived by the City where it can be demonstrated that the development
parcels are too small to feasibly accommodate the park or inappropriately located to serve the needs of local
residents, and when an in -lieu fee is paid to the City for the acquisition and improvement of other properties as
parklands to serve the Airport Area. (Imp 2.1, 3.1, 4.1, 23.1, 30.2)
LU 6.15.14 Location
Require that each neighborhood park is clearly public in character and is accessible to all residents of the
neighborhood. Each park shall be surrounded by public streets on at least two sides (preferably with on- street parking
to serve the park), and shall be linked to residential uses in its respective neighborhood by streets or pedestrian
ways. (Imp 2.1, 3.1, 4.1)
LU 6.15.15 Aircraft Notification
Require that all neighborhood parks be posted with a notification to users regarding proximity to John Wayne Airport
and aircraft overflight and noise. (Imp 23.2)
On -Site Recreation and Open Space
LU 6.15.16 Standards
Require developers of multi - family residential developments on parcels 8 acres or larger to provide on -site
recreational amenities. For these developments, 44 square feet of on -site recreational amenities shall be provided for
each dwelling unit in addition to the requirements under the City's Park Dedication Ordinance and in accordance with
the Parks and Recreation Element of the General Plan. On -site recreational amenities can consist of public urban
plazas or squares where there is the capability for recreation and outdoor activity. These recreational amenities may
also include swimming pools, exercise facilities, tennis courts, and basketball courts. Where there is insufficient land
to provide on -site recreational amenities, the developer shall be required to pay cash in -lieu that would be used to
Page 134
39
develop or upgrade nearby recreation facilities to offset user demand as defined in the City's Park Dedication Fee
Ordinance. The acreage of on -site open space developed with residential projects may be credited against the
parkland dedication requirements where it is accessible to the public during daylight hours, visible from public rights -
of -way, and is of sufficient size to accommodate recreational use by the public. However, the credit for the provision
of on -site open space shall not exceed 30 percent of the parkland dedication requirements. (Imp 2.1, 3.1, 4.1, 30.2)
Streets and Pedestrian Ways
LU 6.15.17 Street and Pedestrian Grid
Create a pattern of streets and pedestrian ways that breaks up large blocks, improves connections between
neighborhoods and community amenities, and is scaled to the predominantly residential character of the
neighborhoods. (Imp 3.1, 4.1, 16.1)
LU 6.15.18 Walkable Streets
Retain the curb -to -curb dimension of existing streets, but widen sidewalks to provide park strips and generous
sidewalks by means of dedications or easements. Except where traffic loads preclude fewer lanes, add parallel
parking to calm traffic, buffer pedestrians, and provide short-term parking for visitors and shop customers. (Imp 3.1,
4.1, 16.1, 20.1)
LU 6.15.19 Connected Streets
Require dedication and improvement of new streets as shown on Figure LU23. The illustrated alignments are
tentative and may change as long as the routes provide the intended connectivity. If traffic conditions allow, connect
new and existing streets across MacAarthur Boulevard with signalized intersections, crosswalks, and pedestrian
refuges in the median. (Imp 16.1)
LU 6.15.20 Pedestrian Improvements
Require the dedication and improvement of new pedestrian ways as conceptually shown on Figure LU23. The
alignment is tentative and may change as long as the path provides the intended connectivity. For safety, the full
length of pedestrian ways shall be visible from intersecting streets.
path w th trees, pedestrian ways should not be sized Aq f re 'Anpq. Pedestr an ways shall be open to the pub! c ata#
hedc9: (Imp 16.11)
Parking and Loading
LU 6.15.21 Required Spaces for Primary Uses
Consider revised parking requirements that reflect the mix of uses in the neighborhoods and overall Airport Area, as
well as the availability of on- street parking. (Imp 2.1)
Relationship of Buildings to Street
, I - I 6_1522 Building Massing
pedestir an ways Gr other meaRG W PFOMOte a MGFG p9de6tF aR GGale. (Imp 3.1, 4.4)
LU 6.15.23 Sustainable Development Practices
Require that development aGh eyes a high level of PRV FORFReR•^' ^ sta R^b"" y that reduces pollution and
consumption of energy, water, and natural resources. This may be accomplished through the mix and density of
uses, building location and design, transportation modes, and other techniques. Among the strategies that should be
considered are the integration of residential with jobs - generating uses, use of alternative transportation modes,
maximized walkability, use of recycled materials, capture and re -use of storm water on -site, water conserving fixtures
and landscapes, and architectural elements that reduce heat gain and loss. (Imp 3.1, 4.1, 16.11, 17.1, 19.1)
Campus Tract ( "AO" designation Sub -Area Bf
7 Land use designation will require modification if proposed uses of the Saunders property is affirmed by the LUEAC.
Page 135
W
LAND USES
LU 6.15.24 Primary Uses
Accommodate professional office; aviation retail; automobile rental, sales, and service,
of the Plann ng Comm ssion; hotels; and ancillary retail, restaurant, and service uses that are related to and support
the functions of John Wayne Airport, as permitted by the "AO" designation. (Imp 2.1)
L9r:�1rrxHTA
LU 6.15.25 Economic Viability
Provide incentives for lot consolidation and the re -use and improvement of properties located in the "Campus Tract,"
west of Birch Street. (Imp 2.1, 24.1)
LU 6.15.26 Automobile Rental and Supporting Uses
>A�Encouraoe automobile rental and supporting uses to promote the consolidation and visual improvement of
auto storage, service, and storage facilities. (Imp 24.1)
LU 6.15.27 Site Planning and Architecture
Encourage and, when property improvements are subject to discretionary review, require property owners within the
Campus Tract to upgrade the street frontages of their properties with landscape, well- designed signage, and other
amenities that improve the area's visual quality. (Imp 3.1, 7.1, 8.1,)
Commercial Nodes ["CG" designation Sub -Area C —part]
LU 6.15.28 Priority Uses
Encourage the development of retail, financial services, dining, hotel, and etheFuses that support the John Wayne
Airport, the Airport Area's office uses, and, as developed, its residential neighborhoods, as well as automobile sales
and supporting uses at the MacArthur Boulevard and Bristol Street node. (Imp 2.1, 24.1)
Commercial Office District ["CO -G "designation Sub -Area C —part]
LU 6.15.29 Priority Uses
Encourage the development of administrative, professional, and office uses with limited accessory retail and service
uses that provide jobs for residents and benefit adjoining mixed -use districts. (Imp 2.1, 24.1)
Corridors
Corridors share common characteristics of Districts by their identifiable functional role, land use mix, density /intensity,
physical form and character, and /or environmental setting. They differ in their linear configuration, generally with
shallow -depth parcels located along arterial streets. They are significantly impacted by traffic, often inhibiting access
during peak travel periods. Their shallow depths make them unsuitable for many contemporary forms of commercial
development that require large building footprints and extensive parking.
While the City is crossed by a number of commercial corridors, the General Plan's policies focus on those in which
change is anticipated to occur during the next 20 years. Additionally, they provide guidance for the maintenance of a
number of corridors in which it is the objective to maintain existing types and levels of development. Development in
each corridor will adhere to policies for land use type and density /intensity (LU 4.1, Table _U1) and community
character (LU 5.0), except as specified in this section of the Plan.
Goal
LU 6.16
Development along arterial corridors that is compatible with adjoining residential neighborhoods and open spaces, is
well designed and attractive, minimizes traffic impacts, and provides adequate parking.
Policies
Page 136
iim
LU 6.16.1 Efficient Parcel Utilization
Promote the clustering of retail and hotel uses by the aggregation of individual parcels into larger development sites
through incentives such as density bonuses or comparable techniques. (Imp 2.1, 24.1)
LU 6.16.2 Private Property Improvements
Work with property owners to encourage the upgrade of existing commercial development including repair and /or
repainting of deteriorated building surfaces, well- designed signage that is incorporated into the architectural style of
the building, and expanded landscaping. (Imp 24.1)
LU 6.16.3 Property Access
Minimize driveways and curb cuts that interrupt the continuity of street - facing building elevations in pedestrian -
oriented districts and locations of high traffic volumes, prioritizing their location on side streets and alleys, where
feasible. (Imp 2.1)
LU 6.16.4 Shared Parking Facilities
Work with property owners and developers to encourage the more efficient use of parcels for parking that can be
shared by multiple businesses. (Imp 16.10)
LU 6.16.5 Compatibility of Business Operations with Adjoining Residential Neighborhoods
Work with local businesses to ensure that retail, office, and other uses do not adversely impact adjoining residential
neighborhoods. This may include strategies addressing hours of operation, congregation of employees_ loitering,
trash pickup, truck delivery hours, customer arrivals and departures, and other activities. (Imp 8.2)
LU 6.16.6 Design Compatibility with Adjoining Residential Neighborhoods
Require that building elevations facing adjoining residential units be designed to convey a high - quality character and
ensure privacy of the residents, and that properties be developed to mitigate to the maximum extent feasible impacts
of lighting, noise, odor, trash storage, truck deliveries, and other business activities. Building elevations shall be
architecturally treated and walls, if used as buffers, shall be well- designed and landscaped to reflect the area's
residential village character. (Imp 2.1)
WEST NEWPORT
The West Newport Coast Highway Corridor extends from Summit Street to just past 60th Street. It is a mixed
commercial and residential area, with the former serving the adjoining Newport Shores residential neighborhood, the
West Newport residential neighborhood south of Coast Highway, and beach visitors. Commercial uses are
concentrated on the north side of Coast Highway at the Orange Street intersection and east of Cedar Street to the
Semeniuk Slough. Intervening areas are developed with a mix of multi - family apartments and, west of Grant Avenue,
mobile and manufactured homes.
Primary commercial uses include community- related retail such as dry cleaners, liquor store, deli, and convenience
stores, as well as a few visitor- serving motels, dine -in, family -style restaurants, and fast food establishments.
Generally, they are developed on shallow parcels of substandard size and configuration due to past widening of West
Coast Highway and contain insufficient parking. Many of the commercial buildings appear to have been constructed
in the 1960s to 1980s, although some motels have been recently upgraded.
A portion of the mobile homes are situated along Semeniuk Slough and the Army Corps restored wetlands, while a
number of the single - family homes outside the area are also located along the Slough. A mobile home park
containing older units, many of which appear to be poorly maintained, is located on the westernmost parcels and a
portion of the tidelands. This site serves as the "entry" to the City and as a portal to the proposed Orange Coast River
Park.
The visioning process found that the West Newport Corridor is among those that require revitalization. Clustering of
commercial uses to enhance their economic vitality and improve the appearance of the area was supported, as was
Page 137
2N
the improvement of the quality of commercial development on the Highway. Redevelopment of the westernmost
parcel occupied by a trailer park was a high priority for the neighborhood.
In 2011. the City Council appointed a Citizen Advisory Panel (CAP) to develop a preliminary design for a Capital
Improvement Proiect for beautification of West Coast Highway from the Santa Ana River to the Arches Bridge and of
Balboa Boulevard from West Coast Highway to McFadden Square. In December 2011, the City Council approved the
landscape design concepts which are intended to eenhance the corridor and give it a more welcoming feel for
residents and visitors of this part of Newport Beach.
Policy Overview
The General Plan provides for the improvement of Coast Highway fronting properties in West Newport by
concentrating local and visitor - serving retail in two centers at Prospect Street and Orange Street with expanded
parking, enhancing existing and allowing additional housing on intervening parcels, and developing a clearly defined
entry at its western edge with Huntington Beach. The latter may include improvements that would support the
proposed Orange Coast River Park.
Goal
LU 6.17
A corridor that includes a gateway to the City with amenities that support the Orange Coast River Park, as well as
commercial clusters that serve local residents and coastal visitors at key intersections, interspersed with compatible
residential development.
Policies
LAND USES [refer to Figure LU24]
LU 6.17.1 Western Entry Parcel [designated as'°RM(26 /ac)" and 11RM /0S(85du)"J
Work with community groups and the County to facilitate the acquisition of a portion or all of the property as open
space, which may be used as a staging area for Orange Coast River Park with parking, park - related uses, and an
underpass to the ocean. As an alternative, accommodate multi - family residential on all or portions of the property not
used for open space. (Imp 14.3, 29.1)
STRATEGY
LU 6.17.2 Improved Visual Image and Quality
Implement streetscape improvements consistent with the design concepts developed by the 2011 Citizen Advisory
Committee to enhance the area's character and image as a gateway to Newport Beach and develop a stronger
pedestrian environment at the commercial nodes. (Imp 20.1)
LU 6.17.3 Streetscape
Require that upgraded and redeveloped properties incorporate landscaped setbacks along arterial streets to improve
their visual quality and reduce impacts of the corridor's high traffic volumes. (Imp 2.1)
WAIF CUM �%1e131- Z011194T/►:IC
Old Newport Boulevard was formerly the primary roadway leading into the city from the north, containing a diversity of
highway- oriented retail and office uses. Shifting of vehicle trips to the parallel (t e4Newport Boulevard reduced the
corridor's traffic volumes and economic vitality, resulting in significant changes in its land use mix.
The corridor is abutted by residential neighborhoods to the east and Hoag Hospital west of Newport Boulevard.
Today, the area is primarily developed with commercial and professional offices. Secondary uses include personal
services, restaurants, and specialty shopping such as home furnishing stores and beauty salons. Most specialty retail
appears to occupy converted residential buildings. A number of auto - related businesses and service facilities are
located in the corridor. Many of these are incompatible with the predominant pattern of retail service and office uses.
Page 138
II�r7
Medical office uses have expanded considerably during recent years, due to the corridor's proximity to Hoag Hospital,
which is expanding its buildings and facilities.
This corridor does not exhibit a pedestrian- oriented character. While there are some walkable areas, Newport
Boulevard is wide and there is a mix of uses and lot configurations that do not create a consistent walkway.
Little public input was received pertaining to Old Newport Boulevard during the General Plan's preparation. In
general, the preservation of the status quo was supported. Although, the public supported the development of mixed -
use buildings that integrate residential with ground Floor retail and townhomes on the east side of Old Newport
Boulevard as a transition with adjoining residential neighborhoods.
Policy Overview
In the Old Newport Boulevard area, the General Plan provides for the development of professional offices, retail, and
other uses that support Hoag Hospital, and retail uses serving adjoining residential neighborhoods. Pedestrian
walkways within and connections west to Hoag Hospital would be improved and streetscapes installed.
Goal
LU 6.18
A corridor of uses and services that support Hoag Hospital and adjoining residential neighborhoods
Policies
LAND USES [designated as "CO- G(0.5), "refer to Figure LU25]
LU 6.18.1 Priority Uses
Accommodate uses that serve adjoining residential neighborhoods, provide professional offices, and support Hoag
Hospital. (Imp 2.1)
LU 6.18.2 Discouraged Uses
Highway- oriented retail uses should be discouraged and new "heavy" retail uses, such as automobile supply and
repair uses, prohibited. (Imp 2.1)
IiTT�9[H.I ►�`T�7�T�9�S�77dl�dil
LU 6.18.3 Property Design
Require that buildings be located and designed to orient to the Old Newport Boulevard frontage, while the rear of
parcels on its west side shall incorporate landscape and design elements that are attractive when viewed from
Newport Boulevard. (Imp 2.1)
LU 6.18.4 Streetscape Design and Connectivity
Develop a plan for streetscape improvements and improve street crossings to facilitate pedestrian access to Hoag
Hospital and discourage automobile trips. (Imp 20.1)
MARINERS' MILE
Mariners' Mile is a heavily traveled segment of Coast Highway extending from the Arches Bridge on the west to
Dover Drive on the east. It is developed with a mix of highway- oriented retail and marine - related commercial uses.
The latter are primarily concentrated on bay- fronting properties and include boat sales and storage, sailing schools,
marinas, visitor - serving restaurants, and comparable uses. A large site is developed with the Balboa Bay Club and
Resort, a hotel, private club, and apartments located on City tidelands. A number of properties contain non -marine
commercial uses, offices, and a multi -story residential building.
Inland properties are developed predominantly for highway- oriented retail, neighborhood commercial services. A
number of sites contain automobile dealerships and service facilities and neighborhood serving commercial uses.
Page 139
W
The latter includes salons, restaurants, apparel, and other specialty shops ranging from wine stores to home
furnishings stores. While single use free - standing buildings predominate, there are a significant number of multi -
tenant buildings that combine a number of related or complementary uses in a single building or buildings that are
connected physically or through design.
The Mariners' Mile Strategic Vision and Design Plan provides for the area's evolution as a series of districts serving
visitors and local residents. Along the northern portion of Coast Highway in the vicinity of Tustin Avenue, Riverside
Avenue, and Avon Street, it provides for a pedestrian - friendly retail district. In the western and easternmost
segments, the Plan provides for the infill of the auto oriented retail and visitor- serving commercial uses. Along the
Harbor frontage, the Vision and Design Plan emphasizes the development of Harbor- related uses and proposes a
continuous pedestrian promenade to create a vibrant public waterfront. Throughout the corridor, the Plan proposes to
upgrade its visual character with new landscaping and streetscape amenities, as well as improvements in private
development through standards for architecture and lighting.
Plans provide for the widening of Coast Highway, reducing the depth of parcels along its length. Recent development
projects have set back their buildings in anticipation of this change. Traffic along the corridor and the potential for
widening also impact the ability to enhance pedestrian activity and streetscape improvements, unless overhead
pedestrian crossings are considered.
Visioning process participants identified Mariners' Mile as a location that needs revitalization and suggested that an
overall vision be defined to meet this objective. It was also defined as a location appropriate for mixed -use
development integrating residential and commercial or office space. A majority opposed hotel development in
Mariners' Mile. Participants were divided on the questions of preserving opportunities for coastal - related uses in
Mariners' Mile and whether the City should require or offer incentives to ensure such uses. Property owners noted
that high land values and rents limit the number of marine - related uses that can be economically sustained in the
area. Although the public supported the development of residential in Mariners' Mile, there was a difference of opinion
regarding whether it should be located on the Harbor frontage or limited it to inland parcels.
In 2011, the City Council also recognized the need to revitalize Mariners' Mile by designating it as one of six
"revitalization areas. " -- A series of Citizen Advisory Panels were formed to focus on the other revitalization areas
which included. Corona del Mar. Balboa Village, Lido Village, West Newport and Santa Ana Heights. The Council's
direction indicated a multi - lavered aooroach was required to consider the complex issues within Mariners' Mile.
Policy Overview
The General Plan provides for the enhanced vitality of the Mariners' Mile corridor by establishing a series of distinct
retail, mixed -use, and visitor - serving centers. Harbor - fronting properties would accommodate a mix of visitor - serving
retail and marine - related businesses, with portions of the properties available for housing and mixed -use structures.
View and public access corridors from Coast Highway to the Harbor would be required, with a pedestrian promenade
developed along the length of the Harbor frontage. Parcels on the inland side of Coast Highway, generally between
Riverside Avenue and the southerly projection of Irvine Avenue, would evolve as a pedestrian oriented mixed -use
"village" containing retail businesses, offices, services, and housing. Sidewalks would be improved with landscape
and other amenities to foster pedestrian activity. Inland properties directly fronting onto Coast Highway and those to
the east and west of the village would provide for retail, marine - related, and office uses. Streetscape amenities are
proposed for the length of Mariners' Mile to improve its appearance and identity.
:CiFl
LU 6.19
A corridor that reflects and takes advantage of its location on the Newport Bay waterfront, supports and respects
adjacent residential neighborhoods and exhibits a quality visual image for travelers on Coast Highway.
Policies
STRUCTURE
LU 6.19.1 Differentiated Districts
Page 140
r1�1
Differentiate and create cohesive land use districts for key subareas of Mariners' Mile by function, use, and urban
form. These should include (a) harbor - oriented uses with limited residential along the waterfront, (b) highway- oriented
commercial corridor (see Figure LU26), and (c) community /neighborhood serving "village" generally between
Riverside Avenue and the southerly extension of Irvine Avenue. (Imp 1.1, 2.1)
LAND USES (refer to Figure LU26)
LU 6.19.2 Bay Fronting Properties [designated as "MU -W1" Sub -Area Al
Encourage marine - related and visitor - serving retail, restaurant, hotel, institutional - /recreational, and recreational uses,
and allow residential uses above the ground floor on parcels with a minimum frontage of 200 lineal feet where a
minimum of 50 percent of the permitted square footage shall be devoted to nonresidential uses. No more than 50
percent of the waterfront 'And area between the Arches Bridge and the Boy Scout Sea Base may be developed with
mixed -use structures. (Imp 2.1, 5.1, 24.1)
LU 6.19.3 Marine - Related Businesses
Protect and encourage facilities that serve marine - related businesses and industries unless present and foreseeable
future demand for such facilities is already adequately provided for in the area. Encourage coastal- dependent
industrial uses to locate or expand within existing sites and allow reasonable long term growth. (Imp 2.1, 5.1, 24.1)
LU 6.19.4 Inland side of Coast Highway [designated as "MU -1-111," "CG(0.3)," and
"CG(0.5)" Sub -Areas B and C]
Accommodate a mix of visitor- and local - resident- serving retail commercial, residential, and public uses. The Coast
Highway frontage shall be limited to nonresidential uses. On inland parcels, generally between Riverside Avenue and
Tustin Avenue, priority should be placed on accommodating uses that serve upland residential neighborhoods such
as grocery stores, specialty retail, small service office, restaurants, coffee shops, and similar uses. (Imp 2.1, 5.1)
LU 6.19.5 Parking
Require adequate parking and other supporting facilities for charters, yacht sales, visitor - serving, and other waterfront
uses. (Imp 2.1, 5.1)
DESIGN AND DEVELOPMENT
Corridor
LU 6.19.6 Corridor Identity and Quality
Implement landscape, signage, lighting, sidewalk, pedestrian crossing, and other amenities consistent with the
Mariners' Mile Strategic Vision and Design Plan. (Imp 20.1)
Harbor- Fronting Properties
LU 6.19.7 Architecture and Site Planning
While a diversity of building styles is encouraged, the form, materials, and colors of buildings located along the harbor
front should be designed to reflect the area's setting and nautical history. (Imp 8.1, 8.2)
LU 6.19.8 Integrating Residential -Site Planning Principles
Permit properties developed for residential to locate the units along the Harbor frontage provided that portions of this
frontage are developed for (a) retail, restaurant, or other visitor- serving uses and (b) plazas and other open spaces
that provide view corridors and access from Coast Highway to the Harbor. The amount of Harbor frontage allocated
for each use shall be determined by the City during the Development Plan review process. (Imp 2.1, 5.1)
LU 6.19.9 Harbor and Bay Views and Access
Require that buildings be located and sites designed to provide clear views of and access to the Harbor and Bay from
the Coast Highway and Newport Boulevard rights -of -way in accordance with the following principles, as appropriate:
• Clustering of buildings to provide open view and access corridors to the Harbor
• Modulation of building volume and masses
Page 141
• Variation of building heights
Inclusion of porticoes, arcades, windows, and other "see- through" elements in addition to the defined open
corridor
• Minimization of landscape, fencing, parked cars, and other nonstructural elements that block views and
access to the Harbor
• Prevention of the appearance of the public right -of -way being walled off from the Harbor
Inclusion of setbacks that in combination with setbacks on adjoining parcels cumulatively form functional
view corridors
• Encouragement of adjoining properties to combine their view corridors that achieve a larger cumulative
corridor than would have been achieved independently
A site - specific analysis shall be conducted for new development to determine the appropriate size, configuration, and
design of the view and access corridor that meets these objectives, which shall be subject to approval in the
Development Plan review process. (Imp 2.1)
LU 6.19.10 Waterfront Promenade
Require that development on the bay frontage implement amenities that ensure access for coastal visitors. Pursue
development of a pedestrian promenade along the Bayfront. (Imp 2.1, 20.2)
LU 6.19.10X Guiding Development of a District Corridor
Initiate a process to review and, as appropriate, revise existing development standards and the Mariners' Mile
Strateaic Vision and Desion Framework to ensure they adeouately implement the vision for the form and auality of
Mariners' Mile's coastal and inland development for such elements as viewshed and resource protection; building
location, scale, mass, and heights: architectural character and design: streetscaoe amenities: site access and
parking; traffic and connectivity to the bayfront.
Community /Neighborhood Village
LU 6.19.11 Pedestrian - Oriented Village
Require that inland properties that front onto internal streets within the Community /Neighborhood Village locate
buildings along and forming a semi-continuous building wall along the sidewalk, with parking to the rear in structures
or in shared facilities and be designed to promote pedestrian activity. (Imp 2.1, 16.10)
LU 6.19.12 Properties Abutting Bluff Faces
Require that development projects locate and design buildings to maintain the visual quality and maintain the
structural integrity of the bluff faces. (Imp 2.1)
STRATEGY
LU 6.19.13 Lot Consolidation on Inland Side of Coast Highway
Permit development intensities in areas designated as "CG(0.3)" to be increased to a floor area ratio of 0.5 where
parcels are consolidated to accommodate larger commercial development projects that provide sufficient parking.
(Imp 2.1, 5.1)
LU 6.19.14 Parking Lot Relocation
Consider options for the relocation of the City parking lot on Avon Street to better support the corridor's retail uses.
(Imp 16.10)
LU 6.19.16 Parking and Supporting Facilities for Waterfront Uses
Page 142
47
Explore additional options for the development and location of parking and other supporting facilities for charters,
yacht sales, and other waterfront uses. (Imp 16.10)
rK•1 :1.1 rn»JF„r•T;
The Corona del Mar corridor extends along Coast Highway between Avocado Avenue and Hazel Drive. It is
developed with commercial uses and specialty shops that primarily serve adjoining residential neighborhoods, with
isolated uses that serve highway travelers and coastal visitors. Among the area's primary uses are restaurants, home
furnishings, and miscellaneous apparel and professional offices including architectural design services. Almost half of
the commercial uses are located in multitenant buildings with retail on the ground floor and professional services
above. Other uses include the Sherman Library and Gardens, a research library and botanical garden open to the
public, and an assisted - living residential complex.
driveways or parking lots to break the continuity of the "building wall" along the street. These, coupled with improved
streetscape amenities, landscaped medians, and a limited number of signalized crosswalks, promote a high level of
pedestrian activity.
The Corona del Mar Vision Plan, developed by the Business Improvement District, is intended to enhance the
shopping district through community improvements. These envision a linear park -like environment with extensive
sidewalk landscaping, street furniture, pedestrian- oriented lighting fixtures, activated crosswalks, parking lanes, and
comparable improvements.
Visioning process participants expressed support for protecting Corona del Mar as an important historic commercial
center that serves adjoining neighborhoods.
In 2011, the City Council appointed a Citizen Advisory Panel (CAP) to develop a preliminary design of a Capital
Imorovement Proiect for beautification of the south side of East Coast Highway from Avocado Avenue to Dahlia
Avenue. This effort also included the preparation of an Entryway Enhancement Proiect in coordination with the
Corona del Mar Business Improvement District.
Policy Overview
The General Plan sustains Corona del Mar as a pedestrian- oriented retail village that serves surrounding
neighborhoods. New development largely would occur as replacement of existing uses and developed at comparable
building heights and scale. Additional parking would be provided by the re -use of parcels at the rear of commercial
properties and /or in shared parking lots or structures developed on Coast Highway.
Goal
LU 6.20
A pedestrian- oriented "village' serving as the center of community commerce, culture, and social activity and
providing identity for Corona del Mar.
Policies
LAND USES [designated as "CC, "refer to Figure LU27]
LU 6.20.1 Primary Uses
Accommodate neighborhood- serving uses that complement existing development. (Imp 2.1)
LU 6.20.2 Shared Parking Structures
Accommodate the development of structures on public or private parcels or other public/private arrangement that
provides additional off - street parking o^ ^wgels for multiple businesses along the corridor, provided that the ground
floor of the street - corridor frontage is developed for pedestrian - oriented retail uses. (Imp 2.1, 16.10)
LU 6.20.3 Expanded Parking
Page 143
M
Accommodate the redevelopment of residential parcels immediately adjoining commercial uses that front onto Coast
Highway for surface parking, provided that adequate buffers are incorporated to prevent impacts on adjoining
residential (see "Design and Development' below). (Imp 2.1)
DESIGN AND DEVELOPMENT
LU 6.20.4 Pedestrian - Oriented Streetscapes
Work with business associations, tenants, and property owners to implement Corona del Mar Vision Plan streetscape
improvements that contribute to the corridor's pedestrian character. (Imp 20.1)
STRATEGY
LU 6.20.5 Complement the Scale and Form of Existing Development
Permit new commercial development at a maximum intensity of 0.75 FAR, but allow existing commercial buildings
that exceed this intensity to be renovated, upgraded, or reconstructed to their pre- existing intensity and, at a
minimum, preexisting number of parking spaces. (Imp 2.1)
LU 6.20.6 Expanded Parking Opportunities
Work with local businesses and organizations to explore other methods to provide parking convenient to commercial
uses, such as a parking district or relocation of the City parking lot at the old school site at 4th Avenue and Dahlia
Avenue. (Imp 16.10)
Page 144
49
ATTACHMENT 3
Sustainable Development Policies Memorandum
150
SSW Pp ,yT
> ° a, > CITY OF NEWPORT BEACH
V � S
<oa" CITY ATTORNEY'S OFFICE
DATE: January 30, 2014
TO: Land Use Element Committee Members
FROM: Leonie Mulvihill, Assistant City Attorneyom
MATTER: Land Use Element Committee
No.: A13 -00666
SUBJECT: Review of General Plan Goals and Policies -
Sustainable Development Policies
Summary and Recommendation
In May 2013, the City Council established the Land Use Element Amendment Advisory
Committee (LUE Committee) in order to provide guidance in amending the Land Use
Element of the City's General Plan. In June 2013, the City retained The Planning
Center to prepare amendments to the Land Use Element to address changes in market
conditions, development trends and the best practices since the last comprehensive
update to the General Plan, which occurred in 2006. Since that time, the State of
California has enacted legislation relating to climate change. By way of memorandum
dated December 20, 2013 (Memorandum), the Planning Center provided information on
the legislative history and background of climate change, its relationship to the City's
General Plan and Newport Beach's compliance with climate change legislation. One of
LUE Committee's undertakings has been to review and comment on the amendments
proposed by The Planning Center and City staff.
The purpose of this memorandum is to advise you that our office concurs with the
recommended amendments relating to Sustainable Development policies as proposed
by City staff and The Planning Center.
Background
As set forth in the Memorandum, subsequent to the adoption of the 2006 General Plan,
the California Legislature passed and Governor Schwarzenegger signed Assembly Bill 32,
the Global Warming Solutions Act of 2006 (AB 32) , which set the 2020 greenhouse gas
emissions reduction goal into law. In 2008, California State Senate Bill 375 (SB 375) was
enacted to reduce greenhouse gas (GHG) emissions from automobiles and light trucks
.51
Land Use Element Committee
January 30, 2014
Page: 2
through integrated transportation, land use, housing and environmental planning. To
achieve the mandated goal of reduced GHG emissions, this legislation requires the
preparation of a strategy to meet the targeted goals, called the Sustainable Communities
Strategy (SCS), which is incorporated into the Regional Transportation Plan (RTP). With
regard to Newport Beach, the Southern California Association of Governments (SCAG) is
responsible for developing the Sustainable Communities Strategy for the SCAG Region,
known as the SCAG Regional SCS. However, SB 375 also allows for a subregional
council of governments and county transportation commission to work together to propose
a subregional SCS. As one of these subregions, Orange County has availed itself of this
opportunity to prepare its own subregional SCS (OC SCS). The OC SCS was prepared
by the Orange County Council of Governments (OCCOG) and the Orange County
Transportation Authority, in collaboration with multiple Orange County stakeholders
including city agencies, the County of Orange, County special districts, the Center for
Demographic Research, the California Department of Transportation, Transportation
Corridor Agencies, and many community organizations and the public.
The OC SCS begins with the setting of current population, housing, and employment in
Orange County, and then describes projected long -term trends for these socio-
economic variables. The OC SCS concludes that a majority of Orange County's
projected growth of population, housing, and employment will occur near existing and
future job centers, which will positively impact transportation patterns and therefore be
beneficial to GHG emission reductions. While the OC SCS required documentation of
affected jurisdictions' willingness to adopt the necessary General Plan changes, the
Orange County jurisdictions asserted that their General Plan policies actively support
GHG emissions reduction and therefore, no General Plan changes were required.
DISCUSSION
While it is accurate to say that AB 32 and SB 375 target specific types of emissions
from specific sectors, and as with the conclusions of the OC SCS, do not mandate
General Plan updates at this time, the California Environmental Quality Act (CEQA)
regulates nearly all governmental activities and approvals. CEQA generally requires
that the City, as a lead agency, analyze the potential adverse environmental impacts of
their decisions, and, if those impacts are determined to be significant, to avoid those
impacts through mitigation or project alternatives. As awareness of the causes and
effects of GHG emissions has increased, those effects have begun to be addressed in
environmental analyses on a project -level basis. Federal courts, moreover, have
interpreted the National Environmental Policy Act (NEPA) to require an analysis of
potential impacts of GHG emissions. (See, e.g., Ctr. for Biological Diversity v. Nat'l
Highway Traffic Safety Ad., 538 F.3d 1172, 1215 -1217 (9th Cir. 2008)) In California,
however, uncertainty developed among public agencies regarding how GHG emissions
should be analyzed in environmental documents prepared pursuant to CEQA.
52
Land Use Element Committee
January 30, 2014
Page: 3
Therefore, in 2009, CEQA was amended to add Section 15183 which allows the City to
address climate change at the programmatic, General Plan level, which can provide for
streamlined review of individual projects under CEQA while satisfying the legislative
mandates of AB 32 and SIB 375. Furthermore, development projects that meet certain
criteria and are consistent with the SCS may qualify for CEQA streamlining provisions
with SIB 375. The CEQA incentives included in SB 375 are intended to facilitate
housing and mixed use projects that are consistent with the SCS. (Sen. Transportation
& Housing Com., Analysis of SIB 375 (2007 -2008 Reg. Sess.) August 22, 2008, p. 9 -10.)
The California Attorney General has opined that where the lead agency adequately
addresses emissions at the General Plan level, the agency may determine that projects
consistent with the plan will not have significant greenhouse gas - related impacts.
(CEQA and General Planning, Office of the Attorney General,
http : / /oag.ta.gov /environment/cega /planning.)
As the Committee is aware, shortening the CEQA process can save time and money for
individual projects. To provide for such review, a programmatic plan must identify a set
of specific, enforceable measures that, collectively, will achieve the emissions targets.
The Attorney General has criticized several updates to general plans and filed legal
challenges based on its opinion that the plans failed to adequately address climate
change. For instance, Attorney General Comment Letter dated May 27, 2010 advised
that the Tulare County General Plan consisted of unenforceable statements of goals
that relied on terms like "encourage," rather than "require."
Against this legal backdrop, we concur with the recommendations presented by City
staff and The Planning Center based on our opinion that as written, the proposed
policies will comport with the legislative mandates relating to climate change and assist
the City's efforts to provide a programmatic CEQA review. The LUE Committee has
received a request to delete proposed text from Goal LU X; modify Policy LU X.X
(Regulating Sustainable Development); and, Policy LU X.X2 (Existing Structure Reuse)
and provide the following response:
Goal LU X
In our opinion, the suggested deletion of the words "and impacts on climate change"
from Goal LU X is acceptable as text could be considered redundant and the deletion of
the text makes no substantive changes. The climate change legislation not only
requires a reduction of GHG emissions, but also the adoption of strategies to adapt to
climate change and address such topics as sea level rise; increased wildfire hazards
due to storm water reduction; reduction in potable water supply due to reduced snow
pack; and comparable issues. However, it is more appropriate to address these topics
in elements of the General Plan other than the Land Use Element. We anticipate that
these policies will be incorporated at such time as other elements of the General Plan
are updated. For these reasons, we have no concerns with the recommendation to
delete the text as suggested.
53
Land Use Element Committee
January 30, 2014
Page: 4
Policy LU X.X
The suggested deletion of the words "and, where appropriate, require" implies that
projects do not have to comply with sustainable building practices, which is inconsistent
with various provisions of the Municipal Code. (See, 2010 California Green Building
Standards Code; Newport Beach Municipal Code (NBMC) Chapters 14.16 (Water
Conservation and Supply Level Regulations); 14.17 (Water Efficient Landscaping);
14.36 (Water Quality); 15.11 (Green Building Standards Code); and, 15.17 (Energy
Code).) Therefore, we recommend retaining the text as proposed by The Planning
Center.
Policy LU X.X.2
The recommendation is to delete this policy entirely, and we disagree with this
recommendation. The policy reads:
LU X.X2 Existing Structure Reuse
Encourage the retention, adaptive reuse, and renovation of existing buildings
with "green" building technologies to retain the structure's embodied energy,
increase energy efficiency, make it more energy efficient, and limit the generation
of waste.
The intent behind adaptive reuse policies is to extend the life cycle of existing building
stock, conserve resources, reduce waste, and reduce environmental impacts of new
buildings as they relate to materials manufacturing and transport. (See,
(http: / /www.usgbc.org/ credits / neighborhood - development /v10- pilot/gctc4.) The recom-
mended policy is a commonly used tool to minimize construction waste and has proven
to be a significant generator of economic activity. This policy has also been identified
as a model policy to address climate change in general plans. (Model Policies for
Greenhouse Gases in General Plans, California Air Pollution Control Officers
Association, June 2009.) Finally, this policy serves to promote, but does not mandate,
adaptive re -use of buildings. For these reasons, we recommend the retention of this
policy.
[A13- 00666] -Memo to Land Use Element Committee
15
ATTACHMENT 4
Correspondence
1515
From: Tricia Moore rmailto:tricimalnbaor.com]
Sent: Wednesday, January 15, 2014 9:56 AM
To: Ramirez, Gregg
Cc: Selich, Edward
Subject: Fw: SB 375/AB 32
Hi Gregg:
I have attached the below for a couple of reasons. At one of our meetings, someone stated that SB
375/AB32 had transportation funding attached to it. as you can see that was removed from the bill.
So regarding Sustainable Development, I would like to remove from LU X the last five words from
sentence (and impacts on climate change.) ..... so a period after emissions. Under LU X.X, Promote aaA
•• heFe EIPPF8PFiate FegbIiFe new development and reconstruction to comply...... etc. And last — remove
LU X.X2 in its entirety.
Also the Institute for Local Government publication "Understanding SB375" states "Senate Bill 375
creates a formal process that builds on the experience of voluntary regional visioning initiatives in
California, often referred to as "Regional Blueprints ". The law coordinates three important planning
activities into a new integrated planning process: The regional transportation plan (RTP) .... this would
be a SCAG issue since OTA is a part of that; The regional housing needs assessment (RHNA) ... note
"regional ", and Updating the housing element of local general plans..... City.
Anyway these are my thoughts. Please distribute.
Thank you Tricia
From: Jennifer Svec
Sent: Thursday, January 09, 2014 3:55 PM
To: tricia(&nbaor.com
Cc: Alex Creel
Subject: RE: SB 375/AB 32
Good Afternoon Tricia,
It was great speaking with you this afternoon. Per our conversation, I have included the information and documents related
to SB 375 that I referenced.
C.A.R. Legislative Program Summary from the 2007 -2008 Legislative Session
SB 375 (Steinberg) Urban Infill Projects - As introduced, C.A.R. supported SB 375 which would have broadened the
applicability of the existing CEQA exemption for urban infill developments and could have generated desperately needed
housing. As amended, C.A.R. opposed SB 375 which would have provided $20 million from Proposition 1C, passed by the
voters in 2006, for "smart growth" planning and incentives. While C.A.R. achieved amendments that removed the non -
substantive term "smart growth" to describe the goals of the proposition, C.A.R. continued to oppose SB 375 because it
would have impeded future suburban residential, commercial and retail development by creating restrictive urban growth
limitations through transportation funding restrictions. The bill would have resulted in local governments losing control
over land use planning decisions and placed the need for green house gas reductions above the need for housing. Due to
50
coalition opposition, which included C.A.R., SB 375 was amended to continue local government control over development
by removing the restrictive urban growth limitations and transportation funding restrictions from the provisions of the bill.
With these amendments, C.A.R. removed its opposition. (see also, SB 303)
Position: Watch as Amended
Status: Signed by the Governor on September 30, 2008 (Chapter 728, Statutes of 2008)
Additionally, here is the link to the final committee analysis for SB 375 prior to the bills enactment:
http: / /www.leginfo.ca.gov /pub /07 -08 /bill /sen /sb 0351- 0400 /sb 375 cfa 20080903 100317 sen comm.html
Please feel free to give Alex or I a call should you have any additional questions. Have a wonderful evening and we will see
you in two weeks in San Diego.
Thanks!
Jennifer C Svec
Legislative Advocate
California Association of REALTORS@
1121 L Street, Suite 600
Sacramento, CA 95814
Phone: (916) 492-5200
E -mail: iennifers &car.ora
This e-mail message, together with any attachments, is intended only for the use of the individual
or entity to which it is addressed. It may contain information that is confidential and prohibited
from disclosure. If you are not the intended recipient, you are hereby notified that any
dissemination or copying of this message or any attachment is strictly prohibited. If you have
received this e-mail in error, please notify the original sender at (916) 492 -5200 and destroy this
e -mail, along with any attachments. Thank you.
From: Alex Creel <alexc@car.ore>
Date: January 9, 2014 at 12:06:18 PM PST
To: "Tricia Moore ()" <tricia @nbaor.com>
Subject: SB 375/AB 32
Tricia: HAPPY NEW YEAR!!!
Got your voice mail. I will call you this afternoon. While I am not the expert, Jennifer Svec a lobbyist on our staff
is much closer to the issue than I have been. The developers were really the first string when this went through.
We were originally supportive of SB 375, went to an oppose when the bill was amended to include unban
growth boundaries and removed our opposition went they were removed.
Best,
Alex
Alexander E. Creel
Sr. V.P. and Chief Lobbyist
Governmental Affairs
California Association of REALTORS®
1121 L. Street #600
Sacramento, Ca. 95814
57