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HomeMy WebLinkAbout2011-08-23 Balboa Village CAP Meeting AgendaCITY OF NEWPORT BEACH Citizen Advisory Panel Meeting Balboa Village AGENDA Newport Harbor Nautical Museum 600 East Bay Avenue Tuesday, August 23, 2011 4:00 p.m. to 5:30 p.m. Mayor Michael Henn, Council Member Liaison Kimberly Brandt, Community Development Director Jim Campbell, Principal Planner Fern Nueno, Assistant Planner Cindy Nelson, Project Consultant 1. Welcome and Introductions — Mayor Henn (Attachment 1) 2. Review of Background Information — Cindy Nelson Committee Members: Mark Hoover Terri Pasquale Ralph Rodheim Craig Smith Jim Stratton a. Study Area (Attachment 2) b. Balboa Village Design Guidelines (Attachment 3) c. Walker Parking Study and Recommendations (Attachment 4) d. CNBCA Parking Study Analysis (Attachment 5) e. Buxton Retail Report (Attachment 6) f. Planning Vision for Balboa Peninsula (Attachment 7) 3. Discussion of Project Milestones and Draft Schedule — Cindy Nelson 4. Kick -Off of Visioning Discussion —Cindy Nelson 5. City website — http:// www .newportbeachca.gov /index.aspx ?page =1959 6. Public Comment & Roundtable Discussion 7. Next Meeting — Thursday, September 22, 2011, 4:00 pm — 5:30 pm 8. Adjournment THIS MEETING IS SUBJECT TO THE RALPH M. BROWN ACT. AMONG OTHER THINGS, THE BROWN ACT REQUIRES THAT THE AGENDA BE POSTED AT LEAST 72 HOURS IN ADVANCE OF EACH 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 CITIZEN ADVISORY PANEL. PUBLIC COMMENTS ARE GENERALLY LIMITED TO EITHER THREE (3) OR FIVE (5) 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. PLEASE CONTACT LEILANI BROWN, CITY CLERK, AT LEAST 72 HOURS PRIOR TO THE MEETING TO INFORM US OF YOUR PARTICULAR NEEDS AND TO DETERMINE IF ACCOMMODATION IS FEASIBLE (949- 644 -3276 OR MGOODWIN @NEWPORTBRACHCA.GOV ). For your information, this agenda and attachments are available for viewing on line and at city hall. Hard copies can be provided for a charge. 949 - 644 -3276 Please move on to the next page to view attachments. ATTACHMENT 1 Balboa Village CAP Members Council Liaison Mayor Michael Henn mhenn527(@hotmail.com City Staff Fern Nueno 949 - 644 -3227 fnueno(a�newportbeachca.gov Jim Campbell 949 - 644 -3210 0 cam pbell(a)newportbeachca.gov Kimberly Brandt 949 - 644 -3226 kbra ndt(a) newportbeach ca. gov Members Terri Pasquale 949 - 422 -5135 pasguale900(a)gmail.com Ralph Rodheim 949 - 675 -2044 ralph(a rodheim- marketing.com Craig Smith 949 - 675 -9316 kf6goe(a)roadrunner.com Jim Stratton 949 - 673 -3636 0aimest(aime.com Mark Hoover 714 - 742 -5141 mhoover(a�firstam.com Balboa Village CAP members 8/15/2011 ATTACHMENT 2 c zoe z0e z,o vry FRONT v � 300 3az 3M � 3°° 3� 4U -Z 10 FAST SST ,.z O 1 4 L Balboa Village Revitalization Area 0 125 250 375 500 Feet /C U 7 ti h City -Owned Property within Study Area\ q 401 Palm St. XF' p- svixHC.as \ Ferry QUS 256 \ j / 200 Palm St. and 600 East Balboa Blvd. 4 f Parking Lot b - -- -- US 556 209 Washington St. and 608 East Balboa Blvd. Parking Lot 208 Washington St. Parking Lot and Restroom °°, 200 St. © Leased d for Commercial Use 707 and 709 East Balboa Blvd. e Balboa Theatre \ 711 East Ocean Front \ O Parking Lot Park and Parking Lot >77 y�Op >F� US 512 �\ esusltz •\ 0 0 ATTACHMENT 3 - 7 (large files) Please proceed to the following links: Attachment 3 — Balboa Village Design Guidelines: Attachment 4— Walker Parking Study and Recommendations: Attachment 5 —CNBCA Parking Study Analysis: Attachment 6— Buxton Retail Report: Attachment 7 — Planning Vision for Balboa Peninsula: The following additional items were distributed at the Balboa Village CAP meeting of August 23, 2011, see following pages: Balboa Village Citizen Advisory Panel Project Milestones & Schedule General Plan Policies Balboa Village Citizen Advisory Panel Project Milestones and Schedule August CAP Meeting • Discuss background documents and economic study as framework • Vision clarification • Review of milestones and schedule September CAP Meetin¢ • Update on Balboa Theaterand Nautical Museum • Refine vision, discuss brand identity • Detailed review of Project 2000 recommendations /actions to date • Identification of new key goals and objectives (short to mid -term) October CAP Meeting • Review of City and neighborhood parking studies to date • Overview /Discussion of Parking Management District Options • Refinement of objectives November CAP Meeting • Discussion of preliminary work performed by economic consultant • Continued discussion on parking management options December CAP Meeting "Dark" pending final report from economic consultant before proceeding with more specific recommendations by CAP; or use the time to discuss parking issues further if needed. January 2012 CAP Meeting • Presentation by economic consultant on findings /recommendations • Begin identifying action plan to move forward with specific recommendations of consultant February 2012 CAP Meeting • Finalize action plan for Neighborhood Revitalization Committee consideration March 2012 CAP Meeting • Develop final recommendations to Neighborhood Revitalization Committee re: parking management plan April 2012 • Neighborhood Revitalization Committee considers CAP recommendations May 2012 • City Council considers NRC recommendations General Plan Land Use Element Policies for Mixed -Use Areas and Balboa Village CITY of NEWPORT BEACH GENERALPLAN Figure LU20 BALBOA VILLAGE Sub -Area Tidelands and submerged lands City Boundary 1. Highway Fee, 0 125 ZSp Sw , CM of WI.. Be. wtl %t CTWMBER. 107"1 LAND USE POLICY � Visitor-Serving Commercial Commercial or Mixed -Use £ }P A. 9 B C Two - Family Residential ' (Housing above Retail or Office) e Buffering Residential Areas uire that commercial uses adjoining residential neighborhoods be designed to be atiblt and tnin tttize impacts through such techniques as: Incorporation landscape, decorative walls, enclosed trash containers. downward focuse ting fixtures, and /or comparable buffering elements; attractive architectural trea t of elevations facing the residential neighborhood Location of automobile and truck access to pr t impacts on neighborhood traffic and privacy. (Imp?.1) LU 5.2.3 Alley Design Improve and enhance the aesthetic qualirr of allevs without impacting services access. (Imp 6. /. 3.1) 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 highIv livable for residents, and are of high quality design reflecting the traditions of Neu port 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 (Imn211 Newport Beach General Plan Land Use Element 1 wll.� _ _ a�31r ► ,i Ufa C fiustrates mixed -use buildings that integrate ground floor retail and upper floor residential Modulated building volumes and articulated elevations. separate entries for retail and residential, and orientation of the building to pedestrian- oriented streets. 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 LU 6.1.1 through LU 6 20.6 for a district or corridor. (Imp? 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 LL 5 2.1 and planned to ensure compatibility among the uses and provide adequate circulation and parking. Residential uses should be seamlessh integrated with nonresidential uses through architecture, pedestrian wall-ways, 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. (I)V?.1.6.1) Newport Beach General Plan Lana Use Element All Commercial and Mixed -Use Districts LU 5.3.5 Pedestrian - Oriented Architecture and streetscapes Require that buildings located it.. 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 areasi be designed to define the public realm, activate sidewalks and pedestrian paths, and provide "eyes on the street" in accordance with the following principles: 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 Minimization of driveways that interrupt the continuity of street facing building elevations, prioritizing their location to side streets and alleys where feasible (Imp 2 I) Illustrates pedestrian- oriented characteristics of commercial and mixed -use projects. mth transparent and articuteted building elevations, wide sidewalks. and streetscape amenities. 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 2I) Newport Beach General Plan Land Use Element Policies LAND USES LU 6.12.1 Priority Uses Accommodate visitor- and local - serving uses that take advantage of McFadden Square's waterfront setting including specialty• retail, restaurants, and small scale overnight accommodations, as well as [nixed -use buildings that integrate residential with ground level retail. (bap 21) DESIGN AND DEVELOPMENT LU 6.12.2 Specific Plan Guidelines Utilize design and development guidelines for McFadden Square identified in the Canner Village /:[McFadden Square Specific Plan. (Imp 2.1) 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. Policie_ PRIORITY USES (refer to Figure LU20) LU 6.13.1 Village Core [designated as `MU- -V"Sub Ates `B'y Encourage local- and visitor- serving retail commercial and mixed -use buildings that integrate residential with ground -level retail or office uses on properties. (Imp 2.1) Newport Beach General Plan Land Use Element LU 6.13.2 Bay Frontage [designated as "CV(0.75) "Sub-Ares A] Prioritize water- dependent, marine- reiated reraii and services and visiro-set rg retail. (br ? 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 2.7) DESIGN AND DEVELOPMENT LU 6.13.4 Streetscapes Promote Elie completion of enhancements to Balboa Village's streetscapes to enhance the area's visual qualin• and character as a pedestrian- oriented environment. (bop 20.Yj STRATEGY LU 6.13.5 Rebuilding of Nonconforming Structures permit existing commercial buildings that exceed the permitted development intensities to be renovated, ungraded, or reconstructed to their pre - existing intensity arid, at a minimum; pre- evsiing number of parking spaces. (loin 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. (brp 24.1) Newport Center /Fashion Island New r Center /Fashion Island is a regional cemer of business and commerce that tr- eludes major on office, entertainment, recreation, and residential in a master planned inc: - retail. Prot u se development. Fax ' Island, a regional shopping center, forms the nucleus of NewporE Center, and is framed be this mixror office, entertainment, and residential. Newport Center Drive, a ring mad char surrounds Fashion Island nects co a number of interior roadways that provide access to the various sites within the Center and to Cour major arterials that service this development. I Egl; -rise office and hotel buildings to the north of the acct loan a visual background For lower rise buildings and uses to the south and west. Interspersed in the Newport Center area are two hotels, nu and semi - public uses including Elie Newport Beach Police and Fire Departments and Orange County \ t um of:\rt, and entertainment uses (along the perimeter of Newport Center Drive.. It is also the location aansportauon center, located at San Joaquin Fulls Road and MacArthur Boulevard. Afuld- family resider . �s located east of the Police Department. Lands adjacent to Coast I- lighwav and Jamboree Road ire deveabpkLd for the \tehvport Beach Country Club and Balboa Bay `rennis Club, with adjoining single- famih• act. ed residential uses. Newport Beach General PlanFW General Plan Land Use Element Land Use Categories Land Use Element Newport Beach General Plan Land Use Category uses Density/ Intensity RESIDENTIAL NEIGHBORHOODS SINGLE UNIT RESIDENTIAL Single Unit Residential The RS-D category applies to a range of detached single- Not applicable Detached —RS -D family residential dwelling units on a single legal lot and does not include condominiums or cooperative housing. Single Unit Residential The RS -A category applies to a range of attached single- Not applicable Attached —RS -A family residential dwelling units on a single legal lot and does not include condominiums or cooperative housing. TWO UNIT The RT category applies to a range of two family Not applicable RESIDENTIAL —RT residential dwelling units such as duplexes and townhomes. MULTIPLE RESIDENTIAL Multiple Residential —RM The RM designation is intended to provide primarily for Units per acre or cumulative multi- family residential development containing attached amount of development as or detached dwelling units. specified on the Land Use Figures Multiple Residential The RM -D designation is intended to provide primarily for Units per acre or cumulative Detached —RM -D multi-family residential development exclusively containing amount of development as detached dwelling units. specified on the Land Use Figures COMMERCIAL DISTRICTS AND CORRIDORS NEIGHBORHOOD The CN designation is intended to provide for a Jmite l Floor area to land area ratio or COMMERCIAL —CN range of retail and service uses developed in one or more cumulative development distinct centers oriented to primarily serve the needs of indicated on Land Use Plan. and maintain compatibility with residential uses in the Immediate area. CORRIDOR The CC designation is intended to provide a range of Floor to land area ratio or COMMERCIAL —CC neighborhood- serving retail and service uses along street cumulative development frontages that are located and designed to foster indicated on Land Use Plan. pedestrian activity. GENERAL COMMERCIAL— The CG designation is intended to provide for a wide Floor area to land area ratio or CG variety of commercial activities oriented primarily to serve cumulative development citywide or regional needs, indicated on Land Use Plan. RECREATIONAL AND The CM designation is intended to provide for commercial Floor area to land area ratio or MARINE COMMERCIAL— development on or near the bay in a manner that will cumulative development CM encourage the continuation of coastal - dependent and indicated on Land Use Plan. coastal - related uses, maintain the marine theme and character, encourage mutually supportive businesses, encourage visitor - serving and recreational uses, and encourage physical and visual access to the bay on waterfront commercial and industrial building sites on or near the bay. VISITOR SERVING The CV designation is intended to provide for Floor area to land area ratio or COMMERCIAL —CV accommodations, goods, and services intended to cumulative development primarily serve visitors to the City of Newport Beach. indicated on Land Use Plan. Newport Beach General Plan Land Use Element Table LU I Land Use Plan Categories Land Use Category Uses Densfty7 rnfensdy REGIONAL The CR designation !s intended to provide retail. As speafieo by Table LU2 COMMERCIAL---R entertainment. service, anc supporting uses that serve Inca! and reg:ana! residents. Typically, these are integrated into a multi- tenant development that contains one or more -anchor" uses to attract customers. Automobile sales, repair, and service facilities, professional offices, single- ]estination, and other highway - oriented uses are not permitted. COMMERCIAL OFFICE DISTRICTS GENERAL COMMERCIAL The CO-G designation is intended to provide !or Floor area to and area ratio or OFFICE —CO -G administrative, professional, and medical offices with cumulative development limited accessory retail and service uses. Hotels, motels. indicated on Land Use Plan, and convalescent hospitals are not permitted, Land Use Plan. MEDICAL COMMERCIAL The CO -M designation is intended to provide primarily for Floor area to land area ratio of OFFICE —CO -M medical- related offices, other professiona! offices, retail, 0.75. except as specified on the AIRPORT OFFICE AND short-tens convalescent and long -term care facilities, Land Use Plan. SUPPORTING USES —AO research labs, and similar uses. 0.5, except for warehousing REGIONAL COMMERCIAL The CO-R designation is intended to arcvide for As specified by Table LU2 OFFICE —CO -R administrative and professional offices that serve local floor area to land ratio of 0.75, and regional markets, with limited accessory retail. financial, service, and entertainment uses. Newport Beach General Plan INDUSTRIAL DISTRICTS GENERAL INDUSTRIAL —IG The IG designation is intended to provide for a wide range Floor area to land area ratio of of moderate to low intensity industrial uses. such as light 0.75, except as specified on the manufacturing and research and development, and limited Land Use Plan. ancillary commercial and office uses. AIRPORT SUPPORTING DISTRICTS AIRPORT OFFICE AND The AO designation is intended to provide for the Floor area to land area ratio of SUPPORTING USES —AO development of properties adjoining the John Wayne 0.5, except for warehousing Airport for uses that support or benefit from airport which may be developed at a operations. These may include professional offices, floor area to land ratio of 0.75, aviation retail, automobile rental, sales. and service, hotels, and ancillary retail, restaurant, and service uses. MIXED -USE DISTRICTS MIXED USE VERTICAL— The MU -V designation is intended to provide for the Mixed-Use buildings: floor area MU -V development of properties for mixed -use structures that to and ratio of 1.5; where a vertically integrate housing with retail uses including minimum floor area to land ratio retail. office, restaurant, and similar nonresidential uses. of 0.35 and maximum of 0.5 For mixed -use structures. commercial uses characterized shall be used for nonresidential by noise. vibration, odors, or other activites that would purposes and a maximum of 1.0 adversely impact on -site residential units are prohibited. for residential. Sites may also be developed exclusively for retail or office Nonresidential buildings: floor uses in accordance with the CN, CC, CG, or CO -G area to land area rata of 0.75. Newport Beach General Plan Land Use Element .. 1= Land Uw Cafeaory .. Uses Dem1N/ IMemify MIXED -USE HORIZONTAL— The MU-H designation is intended to provide for the development of areas for a horizontally MU.H distributed mix of uses. which may include general or neighborhood commercial, commercial uses at a maximum density of 50 offices, multi- family residential, visitor- serving and marine- related uses. andior buildings that units per adjusted gross acre, of vertically integrate residential with commercial uses. which a maximum of 550 units Mixed -Use Horizontal 1— The MU -H1 designation provides for a horizontal Commercial or Office only: MU -H1 intermixing of uses. floor area to land ratio of 0.5. For properties located on the inland side of Coast Multi- Family Residential only: Highway in the Mariners' Mile Corridor. (a) the Coast 20.1 -26.7 units per acre. Highway frontages shall be developed for marine - related Mixed -Use Buildings: floor area and highway- oriented general commercial uses in to and ratio of 1.5: where a accordance with CM and CG designations; and minimum floor area to land ratio (b) portions of properties to the rear of the commercial of 0.25 and maximum of 0.5 frontage may be developed for free-standing shall be used for nonresidential neighborhood - serving retail, multi- family residential units, purposes and a maximum of 1.0 or mixed -use buildings that integrate residential with retail for residential, uses on the ground floor in accordance with the CN, RM . CV. or MU -V designations respectively. Properties located in the Dover DrivelWestcliff Drive area may also be developed for professional offices or mixed -use buildings that integrate residential with retail or office uses on the ground floor in accordance with the CO and MU -V designations respectively Mixed -Use Horizontal 2— The MU -H2 designation applies to properties located in Residential: maximum of 2,200 MU -H2 the Airport Area. It provides for a horizontal intermixing of units as replacement of existing uses that may include regional commercial office, multi- office, retail, aril /or industrial family residential, vertical mixed -use buildings. industrial, uses at a maximum density of 50 hotel rooms, and ancillary neighborhood commercial uses, units per adjusted gross acre, of family units. which a maximum of 550 units may be developed as infill. Nonresidential Uses: as defined by Table LU2 Mixed -Use Horizontal 3— The MU -1­13 designation applies to properties located In Residential: maximum of 450 MU -H3 Newport Center. It provides for the horizontal intermixing units of regional commercial office, hotel, multi- family Hotel: 65 rooms in addition to residential and ancillary commercial uses. Within the those specified in Table LU2 Tennis Club, residential uses may be developed as single- Other: Nonresidential: As family units. specified by Table LU2 Newr art Beach General Plan Land Use Element Land Use Category Uses Density/ Intensity Mixed -Use Horizontal 4— The A4U -H4 designation applies !o progenies Nhere it .<_ Mixed -Use Buildings: floor area MU -H4 the intent to establish the character of a distinct and to land area ratio of 1.5. where a cohesively developed district or neighborhood containing minimum floor area to land area mul6damily residential with clusters of mixed -use and/or ratio of 0,25 and maximum 0.5 commercial buildings in such locations as the Interior shall be used for retail uses and parcels of Cannery Village and 15th Street on Balboa maximum of 1.0 for residential Peninsula. Permitted uses include (a) Mulfi- Family Commercial only: floor area tc Residential. (b) General or Neighborhood Commercial. land area ratio of 0.5. ancifor (c) Mixed -Use structures, where the ground floor Multi- Family Residential only: shall be restricted to nonresidential uses along the street 20.1 -26.7 units per net acre . frontage such as retail sales and restaurants and the rear and upper floors used for residential Including seniors units and overnight accommodations (comparable to MU -V). Mixed -use or commercial buildings shall oe required on parcels at street intersections and are permissible, but not required, on other parcels. MIXED -USE WATER The MU -W designation is intended to provide fir commercial development on or near the bay RELATED —MU -W in a manner that will encourage the continuation of coastal- dependent and coastal- related uses in accordance with the Recreational and Marine Commercial (CM) designation, as well as allow for the integrated development of residential. Mixed -Use Water 1— The MU -W1 designation is applied to waterfront locations Mixed -Use Buildings: floor area MU -W1 along the Mariners' Mlle Corridor in which marine- to land ratio of 1.25: where a related, visitor- serving, commercial and residential uses minimum floor area to land ratio are irtermixed with buildings that provided residential of 0.35 and maximum of 0.5 uses above the ground floor. Permitted uses include those shall be used for nonresidential permitted by the CM. CV, Multi- Famlly Residential (MFR), purposes and the number of and Vertical Mixed -Use (MU -V) designations. A minimum residential units shall not exceed of 50% of the permitted square footage shall be used for the cumulative total for Multi- the CM or CV land uses. No more than 50% of the Family Residential specified waterfront area between the Arches Bridge and the Boy below Scout Sea Base may be developed with mixed -use Commercial only: floor area to structures. A master or specific plan shall be required to land area rabo of 0,5. ensure that the uses are fully integrated and impacts from MuIU- Family Residential only: their differing functions and activities are fully mitigated. 12 units per acre, with the number of units calculated based on a maximum of 50% of the property. Newport Beach General Plan l Land Use Element Land Use Category Uses Mixed -Use Water 2— The MU -W2 designation is applied to waterfront locations MU-W2 In which marine - related uses may be intermixed with buildings that provide residential on the upper floors. Permitted uses include those permitted by the CM, CV. and MU -V designations. Free - stancing residential shall not be permitted. Den iry/ k"nsiry Mixed -Use Buildings: floor area to and ratio of 1.25: where a minimum floor area to land ratio of 0.35 and maximum of 0.5 shall be used for nonresidential purposes and maximum of 0.75 for residential. Newport Becch General Plan In Lido Marina Village. the maximum floor area to land ratio shall be 1.5: where a minimum floor area to land ratio of 0.35 and maximum of 0.7 shall be used for nonresidential purposes and a maximum of 0.8 for residential. Nonresidential buildings: floor area to and area ratio of 0.5. PUBLIC, SEMI - PUBLIC, AND INSTITUTIONAL PUBLIC FACILITIES —PF The PF designation is intended to provide public facilities, Not applicable. including public schools, cultural institutions, government facilities, libraries, community centers.. public hospitals, and public utilities. PRIVATE !NSTITUTIONS— The P! designation is intended to provide for privately Floor to land area ratio or PI owneo facilities that serve the public, including places for cumulative development religious assembly, private schoois, health care, cultural indicated on Land Use Plan. institutions, museums, yacht clubs, congregate homes, and comparable facilities. OPEN SPACE —OS The OS designation is intended to provide areas or a Open spaces may include range of public and private uses to protect, maintain, and incidental buildings, such as enhance the community's natural resources. maintenance equipment and supply storage. which are not traditionally included 'n determining intensity limits. Newport Becch General Plan Land Use Element Land Use Category Uses Derrsay/ Intensity OPEN SPACE/ The OS(RV) designation is intended for the preservation Priority Open spaces, habitat RESIDENTIAL VILLAGE— of Banning Ranch as open space, restoration of wetlands restoration, and parks. OSIRY ana other habitats. development of a community park, arc Alternative: Maximum of 1,375 consolidation of oil extraction and processing facilities. residential units, 75,000 sf of Should the property not be acquired, the designation retail commercial, and 75 hotel permits the development of a planned residential rooms. community that ntegrates a mix of single-family detached. single - family attached, two family, and/or multi- family restrooms, not included in residential. with supporting schools, parks, community services, local- serving convenience commercial uses and services, and open spaces. P master or specific plan is For golf courses, these uses required to depict the uses, street and infrastructure improvements, open spaces, development standards, design guidelines. and financial plan. facilities for grounds PARKS AND The PR designation applies to land used or proposed for Not applicable for public uses. RECREATION —PR active public or private recreational use. Per fled uses Private uses in this category may Include parks (both active and passive), golf courses, include incidental buildings, such marina support facilities, aquatic facilities, tennis clubs as maintenance equipment and courts, private recreation, and similar facilities. sheds, supply storage, and restrooms, not included in determining Intensity limits. For golf courses, these uses may also include support facilities for grounds maintenance employees. Other types of buildings and developments are limited as specified In Table LU2. TIDELANDS AND The TS designation is intended to address the use, Not applicable. SUBMERGED LANDS —TS management, and protection of tidelands and submerged lands of Newport Bay and the Pacific Ocean immediately adjacent to the City of Newport Beach. The designation Is generally not applied to historic tidelands and submerged lands that are presently filled or reclaimed. Calalaficn of flan area shad not include parking strictures. Newport Beach General Plan