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MASTER PLANS
J11fTf,P AdN 1 ffUf J�/cnfsrs 1� �a/o�� - �irtiw�9 �.sray �tjse��iari o�l�t�iar ��oQ�td - so/i+fob Wit S6S .Alo.'r,4 /9 /9S3 THE MASTER PLAN RE -PORT r ��A7%/liS�dT/%/P 4JY/f/O/l�to ! TTEM alfp Ne 047F y'row" Use ewal zam%/10 O�vw 635 I�ec. 2G A9 20 y / I CITY OF NEWPORT BEACH CALIFORNIA 1951 CITY OF NEWPORT BEACH PLANNING COMMISSION x, (/tllyL Evri7 /J`�Ift i` ��s FdD /�.f 341 � -/ -,t ` FarsvO,r� f 4Yf.7'alt 7� �l /P, ' Itt I I ' I c , j k 'i , f r i 1 tt I � 1 1 ��rl '� ' r.i i • r1 ` � I, The Honorable City Council and City Planning Commission City Hall Newport Beach, California Gentlemen: We are pleased to submit herewith the Master Plan of the City of Newport Beach. The Master Plan represents careful study and consideration of problems related to streets, highways and parking, land use and zoning, park, -recreation"and waterfront facilities and public buildings. Purpose of the Plan is to provide a general guide for the orderly growth of Newport Beach and to promote public health, safety and general welfare. Methods set out in the Plan for achieving the above purpose are both corrective and preventive and while some parts may be-accomplished in the near future, other elements can be carried out only over a long term period. Recognition should be given to the fact that a Master Plan cannot be prepared that will be in accord in all its parts, with the desires of all the people. Personal interests, tradition, and prejudice are bound to show, however, primary consideration must be given to the welfare of the area as a whole if the plan is to be of value. Respectfully submitted, HAHN, CAMPBELL and ASSOCIATES Walter Hahn, Jr. Lawrelace A. Wise Y CITY COUNCIL CITY PLANNING COMMISSION A. W. Smith - Mayar Walter M. Longmoor - Chairman Ray Y. Copelin - Secretary L. L. Isbell Norman Miller -m ra/ Louis W. Briggs Richard H. Pleger ?h�htter -j -E°H°erbroek 0. B. Reed Braden Finch F th C. B. Rudd Wesley D. Smith Charles W. Wightman DEPARTMENT HEADS John T. Sailors City Manager J. B. Webb City Engineer C. K. Priest City Clerk - Assessor Harry L. Blodgett City Attorney HAHN, CAMPBELL AND ASSOCIATES Planning Consultants Walter Hahn, Jr. James M. Campbell Lawrence A. Wise Justin F. Barber, Jr. D. Thornton Conrow Cecilia Bourdon Y INDEX Page I. THE CITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 .Location . . . . . . . . . . . . 1. . . . . . Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Topography . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Climate . . . . . • . . . . . . . . • . . . . . . . • . • . . . . . . 1 Population . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Economics and Finance . . . . . . . . . . . . . • . . . . . . . . . . . . . . . . • . . . . . 2 II. THE MASTER PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . 4 Objectives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Units of the Master Plan . . . . . . . . . . . . . . . . . . . • . . . • . • . . . • . • 5 1. Street and Highway Plan . . . . . . . . . . . . . . . . . . . . . . . . 5 1.1 General Considerations . . . . . . . . . . . . . . . . . . . 5 1.2 The Study . . . . . . . . . . . . . . . . . . . . . . . 6 1.3 The Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 1.5 Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . 28 2. Parking Plan • . . . . . . . . . . . . . . . . . . . . . . . . 29 2.1 General Considerations . . . . . . . . . . . . . . . . . . . . . . 29 2.2 The Problem . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 2.3 The Study . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 2.4 The Parking Plan . . . . . . . . . . . . . . . 30 2.5 Design of Off-Street Parking Facilities . . . . . • . • . . • . . 35 2.6 Financing . . . . . • . . . . . . . . . . . . . . . . . . . . 35 2.7 Schedule of Improvements . . . . . . . . . . . . . . . . . . . . 36 2.8 Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . 40 3 . Land Use and Zoning Plan . . . . . . . . . . . . . . . . . . . . . . . . . . 41 3 .1 General . . . . . . . . . . . . . . . . . . . . . . . . . . . . • 41 3 .2 Flexibility . . . . . . . . . . . 42 3 .3 The Existing Zoning Ordinance . . . . . . . . . . . . . . . . . . 43 3 .4 Adminstration of the Zoning Ordinance . . . . . . . . . . . . . . 48 3 .5 Subdivision Ordinance . . . . . . . . . . . . . . . . . . . . . 48 3 .6 Recommendations . . . . . . . . . . . . . . . . . . . . . . . . 48 4• Park, Recreation and Waterfront Plan . . . . . . . . . . . . . . . . . . . . . 49 4.1 General Considerations . . . . . . . . . . . . . . . . . . . . . 49 4.2 Recreation Standards . . . . . . . . . . . . . . . . . . . . . . 50 4.3 The Study . . . . . . . . . . . . . . . . . . . . . . . . . . . 52 4.4 The Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55 5. Tree Planting • . . . . . . . . . . . . . . . . . . . . . . . . 62 5.1 General Considerations . . . . . . . . . . . . . . . . . . . . . 62 5.2 Existing Tree . . . . . . . . . . . . . . . . . . . . . . . . 62 5.3 The Plan . . . . . . . . . . . . . . . . . . . . . . . . 62 5.4 Summary of Tree Study . . . . . . . . . . . . . . . . . . . . . . 66 5.5 Suggested Official Policy . . . . . . . . . . . . . . . . . . . 67 s 5.6 Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . 68 5.7 Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . 68 -i- INDEX Page ` 6. Public Buildings . . . . . . . 6 6.1 General Considerations . . . . . . . . . . . . . . . . . . 69 6.2 Existing Facilities . . . . . . . . . . . . . . . . . . . 69 6.3 The Plan . . . . . . . . . . . . . . . . . . . . . . . . 72 MAPS Newport Beach Area . . . . . . . . . . . . . . . . . . . . . . . . . 7 Traffic Flow Map . . . . . . . . . . . . . . . . . . . . . . . . . 9 Master Street and Highway Plan . . . . . . . . . . . . . . . . . . . . . 18 Standard Street Sections . . . . . . . . . . . . . . . . . . . . . . . . 24 The Master Parking Plan . . . . . . . . . . . . . . . . . . . . . . . 31 Comparative Costs - Parking Lot and Open Deck Garage . . . . . . . . . . 34 Enabling Legislation with Respect to Automobile Parking Facilities . . . . 37 Park, Recreation and Waterfront Plan . . . . . . . . . . . . . . . . . 56 Development Sketches: Lake Tract Park, Corona Beach Park, Rivo Alto Swimming Area . . . . . . . . . 57 4 Master Public Buildings Plan . . . . . . . . . . . . . . . . . . . . . . 73 Development Sketch of the Civic Center . . . . . . . . . . . . . . . . . 75 APPENDIX I. SUBDIVISION ORDINANCE II. TREE ORDINANCE -ii- CHAPTER I. THE CITY This excellent climate coupled with the natural and manmade recreation attractions is responsible for an A. Location expanding population and for the large temporary influxes of people seeking relaxation and recreation. The City of Newport Beach is located on Newport Harbor and the Pacific Ocean about twenty E. opulation (20) miles south of Long Beach. e rapid growth in Newport Beach is almost in- Coast Highway (U.S. 101 Alt. ) traverses credible, with an increase in population of 175% from 1940 the City and is intersected at West Newport by State to 1950. Highway Route #55--serving as a connector to Costa Mesa, to Santa Ana, and other inland cities; and by Comparison of the growth in the City with that of McArthur Boulevard at Corona del Mar. This Boule- the County and State is shown by the tabulation below: vard also serves as a connector to Santa Ana and the inland cities. California Orange Co. Newport Beach Year Persons ,Inc. Persons o1gInc. Persons ,Inc. The City is stripped along the Ocean and Harbor from the Santa Ana River to south of the 1910 29377,549 19,696 445 Harbor entrance and is adjoined on the northeast by 44.2 211.5 100.2 Costa Mesa, a substantially populated unincorporated 1920 3,426,861 61075 894 area. 1 ! � ' 65.7 93 .3 145.3 f-�,�`(�'' 1930 50677i251 118 ,674 2,203 B. Size btu R1 21.7 10.1 101.4 1940 6,907,387 130,760 4,438 The Cip-y has a land area,,of.1265,.. =as—m 51.6 63 .7 175.3 or approximately 3 .1 square miles and a water area 1950 10,468,000 214,061 �1�,220 of 849 acres or a o�ut"1:3 s u'" q a e'miles. The projection of population growth to 1980 based C. Topography on estimates made .as a part of this survey and compared with those made as part of the Orange County Sewerage Survey, The major portion of the City i�t June 30, 1947 are shown on page 1 of the Book of Maps. above sea level although Newport Heig tt and Cliff aven, nor t o U.S. #101 and east of State Route Also indicated is the estimated average summer #55, range from 50 to 100 feet elevation while the - population of the City and its projection. Corona del Mar.. Sborecliffs, and east of the Harbor entrance range from 50 ft. to 200 ft. in elevation. The distribution of population is shown by the map on page 1 0£ the Book of Maps. It will be noted that The rugged San Joaquin Hills lie to the greatest density occurs in the Balboa and West Newport areas east of the City while the flatlands of the Santa and Balboa Island. Average density in the City was 6.2 Ana River channel are to the northwest. persons per acre. D. . r Climate Future growth will be dependent to a great ex- tent on the ability of the City to provide for full use of Newport Beach has a very mild climate its recreational resources and to encourage the proper with average monthly temperatures ranging from 57.10F. development of new areas, such as the Upper Bay. A it February to 67.20F. in August. The average annual rainfall is 12.9 inches. Moderate off-shore winds prevail at night with on-shore winds during the day. -1- F. Economics and Finance debt is even more striking. The per capita distribution of all public debts is: Federal- �16$$; State-y12.00; Local (in- The rapid population increase of the cluding county, city, school and special districts)- 0123. last decade has altered to a considerable extent the economic environment of the city. Numerous methods are being employed by the cities to increase revenues and to spread the cost of government. A Recreation and vacation activities - few of the methods being'used are: sales tax, reappraisal of including deep-sea fishing, yachting, and swim- property assessments, increased utility rates, business license ming - continue to be a major industry. The fees and sewer rental charges. A general effort is also being years since- 1946 have also seen a great increase made to broaden the tax base and find new sources of revenues. in construction activity and in the number of small industrial establishments - especially in the Costa The annual report of Diehl and Co. for the fiscal Mesa area. In keeping with this growth there has year 1950-51 shows that Newport Beach received $1,288,389.49 been an increase in the number of retail stores and during that year. (This amount does not include the payroll service establishments necessary to serve the area. deductions for employee retirement and income tax. ) After the reconversion period which Direct taxation in the form of property tax is still followed the end of the last war, the various mea- the largest single source of revenue for the City of Newport sures and indexes of business volume, employment, Beach. For the fiscal year ending June 30, 1951, such tax and personal incomes have shown a consistent up- amounted to $438,206, or approximately 34 per cent of the re- ward trend to the present time. ceipts of the city for that year. The functions and services of the city The income from the city sales tax has steadily government have been greatly affected by the trend increased since adoption in 1949 until it now ranks second in of increased general business activity and increased dollar volume as a source of city revenue. (Excluding water prices of both goods and personal services. It.is department revenues which are used primarily for the operation, estimated by the League of California Cities that maintenance and improvement of that utility. ) For the 1950-51 it now costs a city twice as much as it did ten fiscal year the sales tax revenue amounted to $123,843 or years ago to perform the same operations. slightly more than 92 per cent of the city receipts. For this same year the income from lease, rental, and use of city pro- In many cases local government have perty (Trailer Park, Yacht Basin, etc. ) ranked third in dollar attempted to restrict expenditures to the same volume with a total of $78,727 - over 6 per cent of total re- amounts of money they have operated on in the past. ceipts. As' a result of the growing importance of other revenue This has resulted in postponing both the construc- sources, the property tax rate for the city has been decreased tion of necessary improvements and in the providing for three successive years and for the last fiscal year was of some essential services desired by the citizens. among the lowest in California. Consequently there has been created a backlog of needed facilities and services which can now only These three sources of revenue - property tax, sales be provided at higher cost. tax, and income from city owned property. - produced slightly more than half of the total amount of money (including water The local government supplies the ma- department revenues) received by the city during the last fis- jority of facilities and services used in every cal year. The pattern of receipts and expenditures for prev- day life and yet the cost is only a very small part ious years to 1940 is shown on the chart on page 2 of the Book of the tax dollar. Percentage-wise the cost of of Maps. The following comparison also shows the relationship local government represents about 142 per cent of our between total city income and property tax revenues. tax dollar, whereas the state share is 202 per cent and the Federal Government collects about 65 per cent of our tax dollar. The division of the total public -2- I Property % of Total Total the various_gzoupa- of which- he is a part. Upon the size Fiscal Total Tax Total Assessed of his personal income depends his standard of living. Year Income Revenue Revenue Valuation Total income received by all the residents of a city or area, then, indicates the market for the sale of goods 1942-43 5280266 $322,809 61.1% $16,379,670 and services whose production provides the demand for 1943-44 .M 582,277 305.9515 52-.4% 16,2459050 labor, managerial ability and capital. Since income pay- 1944-45 584,931 315,621 53.9% 179501,250 ments and standards of living are related matters, a com- 1945-46 r 845,100 391,606 46.3% ;21,247,560 parison between the incomes of different areas takes on 1946-47 927,759 402,850 43.4% 249269,131 additional meaning. 1947-48 1,11811222 443,581 39.6% 27,741,888 1948-49 191949771 467,008 39.1% 32,757,843 The following table indicates that Newport 1949-50 1 303 074 479,744 36.7% 35,051,13$ Beach is keeping pace with the changes occuring in the 1950-51 1:288:389 4389206 34. 3322449325 state and nation. Includes employee deduction for retirement and income tax. TOTAL INDIVIDUAL INCOME PAYMENTS (IN MILLIONS OF DOLLARS) The bonded indebtedness of Newport Beach U.S. Calif. Orange Co. Newport has decreased from a high point of $1,030,781 in 1939 to $391,800.83 as of dune 30, 1951. 1929 82,617 5,217 77 1.4 On the chart on page 3 of the Book of Maps 1939 75,852 5,013 73 2.5 is shown the relationship of the city's bonded in- debtedness to population and assessed valuation pro- 1945 152,704 129481 174 9.8 3ected to 1962. The present outstanding .bonds will all be retired on or before that year. 1947 189,734 16,041 231 10.6 There are many other specific measurements 1948 2109000 160880 240 11.2 or indications of the general economic health of a com- munity or area. Most of them are detailed analyses of 1949 215,000 17,500 245 14.4 particular segments of the area and are used princi- pally for specific purposes such as forecasting- shifts Per in personal income distribution, housing demand, avail- Cent able types of labor, etc. - Increases 1929-49 159% 248% 218% 930% One other general comparison, however, that is considered here is the relationship of the personal During the same interval shown above, the income of people in Newport Beach to that of the county, population growth of Newport Beach has been about 455%, state and nation. Just as an individual regards his indicating a higher rate of increase in both population economic well-being in terms of his -earning ability and and income than the state and national average. Although income, so the total income of residents offers a measure the dollar income per capita is at present slightly lower of the ability of a city or area to provide economic op- than the average for California, there are indications portunity and induced growth or expansion. that this income is somewhat more stable than the average and less affected by sudden fluctuations in the general The income of the typical resident is derived economy. from the sale or use of his labor, managerial ability, or property. His income determines his ability to spend, save, pay taxes, and otherwise support the functions of -3- A comparison between the chart below and CHAPTER II. THE-MASTER PLAN the one above indicates that the incomes produced during World War II have since been sustained by A. Objectives other economic endeavors in the community. There is, however, indication that a growing segment of A sound plan for the desirable future develop- the population is in the middle and lower middle in- ment of a community must be attuned to and promotive of come brackets, and that seasonal income will be of the activities which furnish and will continue to furnish increasing importance in sustaining the economic the livelihood of its peoples. balance of the area. The economic base of a city is dependent to a AVERAGE PER CAPITA INCOME PAYMENTS (IN DOLLARS) great extent on the ability of the community to provide the necessary community facilities and amenities. NEWPORT U.S. CALIF. ORANGE CO. BEACH A city must have an adequate system of water supply, sewerage disposal, and drainage for a healthy 1940 576 803 567 835 population. It must have ample living space, open areas for active and passive recreation, and buildings well 1945 1$094 1,374 1,043 - designed and constructed. 1947 1,329 1,642 1,120 - A beauty of natural features should be pre- served and other aesthetic qualities of the community 1949 1,445 1,724 19203 1,263 continually enhanced. Percent Buildings and uses must be so arranged and Increase distributed so as to not endanger the public health, 1940-49 151% 115% 112% 51% safety and welfare. Convenience of movement is essential to proper In view of the present indications development, Properly located streets with sufficient- . that the existing inflationary movement will con- capacity, adequate parking facilities, good transit oper- tinue, it will be increasingly necessary to care- ation, and means of ingress and egress to a community are fully and efficiently plan, schedule, and perform major factors in convenience of movement. the essential city functions. This Master Plan, as a reasonably stable but Ehless extreme and disasterous fail- ;nbt inflexible guide for the development of the Newport ures of our national economy are forthcoming, the Beach area, was developed with the following objectives: city is in excellent position to finance necessary and fundamental improvements immediately. 1. To provide a plan designed to aid in promoting The rapidly declining bonded debt of sound residential and commercial development. the city is unique, and, with the existing low 2. To set out a functional street system, which interest rates prevalent for municipal bond issues, will provide for better circulation, will re- affords a means of accomplishing improvement pro- duce accidents, will allow for expected heavy grams before the current inflationary trends make traffic increases and, which will make the such work much more costly. movement of goods and peoples more convenient. -4- 3 . To set forth a plan for development of off- SECTION 1. Street and Highway Plan street parking facilities and for the most efficient use of curb parking space in 1.1 General Considerations: order to prevent decay in the commercial centers. Transportation of all types is com- posed of three basic parts: The vehicle, the traveled 4. To guide the development of private lands way, and the terminal facility. within the--city in accordance with a prac- tical plan, flexible to meet changing con- The Street system is the traveled way ditions and designed to promote land use for the motor vehicle in the city. It is the most per- for the healthful interests of the common- manent feature in the physical makeup- of a city with- the ity as a whole rather than for the finan- general distribution of stores, homes, schools, etc. , the cial interests of the few. orientation of blocks and lots determined by the pattern 5. To set out a plan for development of a of the street system. system of park and recreational facilities The tremendous increases in the use to serve not only the permanent residents of of the automobile and truck has given rise to a variety the area but sufficient to continue to at- of serious problems such as traffic congestion, traffic tract an increasing number of tourists on a accidents, and an enormous increase in the cost of street year around basis. construction and maintenance. These problems have re- sulted in a need for streets to be classified and designed 6. To provide a plan for the location of public on a functional basis. The bulk of traffic in a city is buildings so that they will properly serve the carried by a relatively few major streets variously called populace and will fit in with other elements arterials, thoroughfares, or boulevards, while the major- of the Master Plan. ity of streets which serve primarily as access to abutting property are known as minor or local streets. In general, B. Units of the Master Plan it is the use made of a street which determines whether it is a major or minor street, rather than its width, The Master Plan of Newport Beach consists of grade, alignment or construction. five units as follows: In a functional system, giajor streets SECTION 1. Street and Highway Plan with wider and heavier pavements can be constructed to 2. Parking Plan withstand heavy traffic and, since such traffic will use 3 . Land Use and Zoning Plan the major streets almost exclusively, the minor streets 4. Park, Recreation and Waterfront Plan can be constructed relatively narrow and with less ex- 5. Public Buildings Plan pensive types of pavement. Special traffic devices and regulations, such as signals, stop signs, etc. , may be All of these parts of the Master Plan are concentrated on a few major streets. It is also essential interrelated and interdependent. Changes in any one unit to avoid placing unnecessary traffic on residential should not be made without considering the effect on the streets if we are to preserve residential neighborhoods other units. as desirable place for people to live. -5- The designing of a functional "Today, traffic congestion has reached street system is not difficult in planning a new commu- alarming proportions. In many places the movement of nity or an addition to an old one. But in redesign- people and goods has reached a stage of near-paraly- ing an existing city, serious difficulties are usually sis. Decentralization is increasing abnormally, with encountered which cannot be overcome without the ex- consequent 'explosion' of community patterns which penditure of large sums of money, and in many cases sends the cost of municipal service soaring while at such amounts of money are not readily available. the same time sharply curtailing city tax revenues. The lack of recognizing the need Realty values slump as blight spreads over whole neighborhoods. of planning, designing and improving streets on a functional basis is the root of many of the defects in our street systems. 1.2 The Study Although the motor vehicle has been 1.21 The Area in. general use for over twenty years, the development of street and highway systems has continued to lag far The study covered an area of approximately behind the design and development of the vehicle itself. one mile around the City, including the Upper Bay, and The economic stability of many communities has been Costa Mesa as shown by the map on page 7. seriously impaired by inadequate street and highway systems and terminal facilities. 1.22 Population Business men should be deeply Population growth and distribution are interested in proper traffic flow in the business discussed in detail in Chapter I,E of this report. (See .district. The effect of traffic flow is aptly expressed Page 1 of the Book of Maps) . It is obvious that any by the statement made at the Businessmen's Conference community, with a population growth of 175% between 1940 on Urban Problems conducted by the United States and 1950 and with high population densities on islands Chamber of Commerce in 1947, as follows: and peninsulas with limited access, is facing a difficult "We all know that traffic is one problem in attempting to provide sufficient street capa- :,' ofc:thb most dynamic forces in the city - the city for present and future traffic. principal determinant of the economic and social 1.23 Motor Vehicle Registration health of every community. But traffic is a two- edged sword: Where traffic moves safely and ef- The number of motor vehicles registered ficiently, business prospers. Where traffic be- and the number of miles such vehicles are driven serve comes congested, business begins to stagnate and as an index of the increase in traffic load. die." "Business men have learned to their As registration figures are available for sorrow that congested traffic is not an asset to counties only, the ratio of the number cars per 100 per- sons has been used to estimate the number of vehicles the central shopping district, by clogging the from Newport Beach. thoroughfares and creating inconveniences and de- lay, it drives away trade that might patronize the area." -6- A NEWPORT BEACH AREA A I . FEET OAHU,CAMPBELL 8 ASSOCUCES I{A.........VAMIA } AA,A,, O STREET . Ci, AY C, DRIVE COAST SMA E �J L�0:SbJ D ft. J pt —----- 0 c E A Ar The graph on this page shows the esti- mated number of vehicles in Newport Beach from 1920 with a projection to 1980. It will be noted that the increase be- ES-f I MAT E D M O T O R V E H — tween 1950 and the estimated 1980 is 140%. Another ICLES NEWPORT BEACH factor connected with this is the increase in the miles driven by the average vehicles as indicated by the comparison of motor vehicle registration and gaso- line consumption in the State of California shown below: P20J EC IO N T40TOR VEHICLES CONSUMPTION GASOLINE DIESEL FUEL % % a Year Registration Inc. Gallonage Inc. Gallonage Inc. � 10, o00 1935 2,280,485 1,354,889,086 None v 31 0 28% _ 1940 2,9909262 19737,379,663 20,966,307 1945 391639376 6% 1,751,927,622 1% 58 4959174 179% 34% 58% 46% 1948 4,233,588 22750,5919474 855,213,716 0 50 00 1935 to 1948 86% 106% o 2 The large increase in miles driven per vehicle per year is even more apparent when we take into consideration the fact that motor vehicles of today ob- tain more miles per gallon of gasoline than in 1935• 11320 30 40 50 6o '70 1960 It is clear that a potential traffic load Y E Aft in 1980 of two to three times the present load is a reasonable estimate for the Newport area. No. Motor Ratio Estimated Motor Vehicles in Vehicles per Vehicles -- 1.24 Traffic Flow Year Oran a Co.g 100 Pop, Newport Beach The increase in traffic flow in the area 1920 15;437 25.2 230 is shown on the map on the following page. The counts 1930 51,682 43.6 960 were taken in mid-July for 16-hour periods between 6 AM 1940 63,460 48e6 2,200 and 10 PM and represent approximately 0.90% of the 24- 1950 1033975 48.6 5;900 hour flow. It will be noted that the proportionate in- 1960 *50m0 10, 000 crease in Monday traffic is much greater than Sunday 1970 -I�5240 12,500 traffic. This is probably due to both streets being 1980 *54.0 14,300 K Estimate -8- P e E MNEWPORT 2,------ oil .t ASTER PLAN CITY OF BEACH t•= r a <°k :F-...,,'r• :.x <.. CALIFORNIA It � .tii�� I '-mil;�`jr`.,. .;e...ig:�::ca°: ''TT?:arr•e• • • n _ • • ' 8 .:.,,. - _ a.. n�mom. • i j $ : s � <,;� s ,I �<• TRAFFIC `FLOW ,.n OLRECTIONAL FLOW •�' °f En # l `4'•'1.:'r'."i.L..'',v�::.: N y. LE6E.o- xxcx a W ♦ ��:•. %/i �r\ s:... DIAGRAMS a8' ''�'pL;`:r.:f.,yaiV, —T. a _ s p •$ �G.,.ytis• .�.� ns sx.uxo..• a :000 vEx:cLE+ •y P F e ¢we s s0000 . >'• 6 uuE �� g 4 wre a HOURLY RECORD F iii 8 <•'• n•• ✓P sa - 4 aA a S iy F NEWPORT BEACH BLVD. SOUTH OF ARCHES sa nw MOTOR VEHICLES REGISTRATION CHART °� .<.<.. °..E `•<. p •.,• j $ 9 PROJECTION p S ea w°....«,.«xE..lE. lal Y ej°"«• �' "m +� .w$ n<�e a senor-wws:,•:�• :em e � � ' � o G •,„..•• �suw. g _ •RaN w x+uR maE wwn TILV M Y«-�YLw. used to and beyond their practical capacities during Use of adjacent land. the heavy Sunday flow. Type of traffic control (signal, stop signs, The volume of traffic that the street etc. ) system of Newport Beach will be called on to handle in the future is dependent upon a number of factors, It has been found that for short periods none of which can be forecast with absolute accuracy. of time a single traffic lane is capable of handling It was noted in the previous section that the poten- over 2,000 vehicles per hour where traffic can move con- tial load from a standpoint of vehicle miles will be tinuously, such as on a long bridge _or freeway. Such over double the present load by 1980. flow is rarely obtained and the practical maximum capa- city under such conditions is usually around 1,500 ve- An inventory of the present volume of hicles per hour. traffic was developed from counts made on April 16, 1949 and is graphically -shown on the following page. Cross traffic is the most serious cause of interference with traffic flow and often reduces The tremendous volume of traffic on capacity by as much as 40 to 50 percent. Trucks dimin- the Coast Highway, Newport Blvd. , Balboa Blvd. , and ish capacity of streets by as much as 25 to 40 percent Marine Ave. is evident. if considered in equal numbers. Parking prempts, for all practical purposes, the use of the curb lane and reduces Hourly fluctuation of flow, shown by capacity of the adjacent lane by 20 to 30 percent. The the graph on the traffic flow map, indicates a peak combined effect of various types of interference in a flow of approximately 1,700 cars per hour between commercial area may reduce capacity of a traffic lane to 2 PM and 3 PM on the Coast Highway west of the Arches, less than 400 vehicles per hour. and 2,500 cars per bQW between 3 PM and 4 PM on New- port Blvd. south of the Arches. The peak h6ur flow in each case was 8.6% of the 24 hour flow. The capacity of a street to handle the traffic Toad is dependent upon a number of factors, the foremost of which are: Spacing and type .of intersections and type of turning movements allowed. The width and condition of pavement, and alignment and grade of the street. Number of usable traffic lanes. Condition of curb parking (type allowed and turnover) . Truck use of street. Mass transit use-of street. M-10- I I Some general estimates of the prac- tical maximum capacities (half street) for various COMPARISON OF AVERAGF- STREET conditions are tabulated below: INTERSECTION CAPACITIES WITH ONE- WAY _E TW-O_-WAY_ -OPERATION IN - -- rb%i lNTOW N AiZ.EAS Practical Capacity - Motor Vehicles per Hour F 4400 coon TIOMS- ca (Half Street) 3 -loop FIXED TIME 5IGNALS e -1 IO% COMWL.VEHICLES ,� V �Ol - One Traffic Lane - Two Traffic Lane - sGoo z°y. TUItNwc> MoMlleN Left & Left & Wz Into STmET' GARS o' Right Right Right Right a 3200 Descriptions Turn Only Turns Turn Only Turns a z800 A ,o ao) a o s 4 ,cam O / Freeway - no parking 01 2400 ae or grade crossings - - 3,000 - �'0 2O� � R P w U goo \ / / P Highway - no parking °; Isoo but rude crossings ° moo (60-40) -DIST218UTION g g g00 700 -�17.1F0 1•��-20 QQ'/ OF TRAFFIC FLOW ON m 800 TWO WAY STR•EET5 Major Street - o — ONE WAY STREETS Commercial Area _ 400 — Parking Prohibited 800 650 1,280 1,040 W — 'TWO I ST T _ETs IO zo 30 40 so 60 70 so Major Street - Commercial Area -- Parking permitted 540 400 860 640 STREET WIDTH IN FEET ° CURB To CURB - - - - - - - - - - - - - - Study of the traffic flow diagram # and field observation indicate that portions of many streets are now carrying traffic near or beyond It should be noted that the capacities indi- practical maximum capacities. Some of these are P tabulated on the following page with the calculated cated where parking is prohibited on major streets do not peak hour flow- shown for certain locations on such take into consideration the possible addition of a traffic streets. lane. An addition of about 70% to 80% of single lane capa- city could be added under this situation. One way streets provide considerable addi- tional capacity over two way streets particularly where the street width is narrow, and where parking is prohibited. This is shown by the graph developed by the Highway Research Board and is set out opposite: •- -11- Calculated It should be noted that congestion was Street Location Peak Hour Flow generally not due to lack of street capacity aline, but most often due to reduced capacity at intersections Coast Highway West City Limits 1,$00 with conflicting traffic movements and to reduced capa- Coast Highway West of Arches 1,700 city because of curb parkin Coast Highway East of Arches 2,600 g. Coast Highway East of 17th Street 29700 Directional flow diagrams showing the Coast Highway West of Marine Ave. 1,$00 volume of flow for each traffic movement on Balboa Blvd. Coast Highway East of Carnation 2,200 at McFadden Place and Newport Blvd. at Via Lido are set Coast Highway East City Limits 1,700 forth on the map on Page 4 of the Book of Maps. 17th Street North of Coast Highway 500 South Main St. North of Coast Highway 600 Although the traffic volume on conflict- Ocean Blvd. West of Marguerite Ave. 350 ing movements at Balboa Blvd. and McFadden Place was Marguerite Ave.Southwest of Coast Highway 300 small, the great number of such movements created conges- tion and confusion, reducing the utility of all the streets Newport Blvd. North of Arches 1,600 entering the intersection. Newport Blvd. South of Arches 2,500 Newport Blvd. North of Balboa Blvd. 2,000 At Newport Blvd. and Via Lido the large Balboa Blvd. East of McFadden Place 1,600 volume of the large left turn movement of traffic south- Balboa Blvd: East of 17th St. 1,200 bound on Newport Blvd. created congestion and hazard. Balboa Blvd. West of Palm St. 1,100 Via Lido East Newport Blvd. 600 Both intersections serve as examples of Bap Ave. West of Main St. 200 serious intersection problems that must be solved to Palm St. North of Balboa Blvd. 200 obtain greater efficiency from the adjacent street 30th St. East of Newport Blvd. 300 system. Lafayette Ave. South of 32nd St. 250 Marine Ave. South of Bayside Drive 11100 1.25 Accidents Marine Ave. At Park Ave. . 1,000 The location of traffic accidents by Park Ave. West of Marine Ave. 600 type are shown on the map on Page 5 of the Book of Maps. Agate Ave. Southwest of Park Ave. 200 Concentration of accidents on heavy traffic arteries is Bayside Drive West of Marine Ave. 700 evident from study of the map. The Coast Highway at Bayside Drive East of Marine Ave. 400 17th Street and through Corona del Mar, Newport Blvd. at -be Arches, Balboa Blvd. and Coast Blvd. provided the Harbor Blvd. North of Newport Ave. 1,000 main accident points and routes. Newport Ave. Southwest of Broadway St. 1,500 Newport Ave. Southwest of 19th St. 1000 Newport Beach has a disproportionate 18th St. Southeast of Newport Ave. 300 amount of pedestrian accidents. Out of a total of 256 Broadway St. Southeast of Newport Ave. 300 accidents, 23 involved pedestrians, and of the 23 ped- 17th St. Southeast of Newport Ave. 500 estrian accidents 20 involved children. There were 102 Newport Ave.Service St. Southwest of Bdwy.St. 700 injuries and five fatalities caused by motor vehicle accidents. -12- Comparative accident figures are shown In only a small percentage of accident§ was the condi- below for a number of California cities for the year tion of the vehicle the primary cause of-the accident. 1948. This situation is aggravated at gg present because many vehicles now in use have been driven beyond their nor- Motor Vehicle Accidents - 1948 Persons mal life with replacement difficult at this time. Killed or Injured City Est. Pop. gilled Injured The lack of functional design in the road or street, pavement conditions, obstructions to So. San Fran- traffic movement and poor traffic control are major cisco 183,000 7 63 factors in accidents caused through road conditions. Redwood City 20,000 8 149 Redding 10,000 0 1a.3 It should be noted that accidents are Hayward 10,500 3 67 not synonymous with speed for speed alone is not haz- Watsonville 11,000 2 29. ardous. The difficulty arises only when a differential Pittsburg 14,000 0 33 in velocity must be absorbed. If this differential is Newport Beach 12,000 5 102 absorbed slowly, it produces congestion and if absorbed rapidly, it produces accidents. Thus the extremely slow National Safety Council records indicate vehicle may be as dangerous on the road as that travel- there were 694 fatalities in 404 cities of the 10,000 ing at too high a speed. to 25,000 population group in 1948, or an average of 1.7 fatalities per city. Poor pavement conditions are in general due to the lack of proper maintenance caused in most In many cases a combination of causes cases by lack of funds. Were responsible for the accidents and note should be made that it is generally difficult to ascertain the In addition to the obstruction of other primary cause because of the numerous direct and in- vehicles, there are innumerable obstructions such as direct factors causing an accident. bridge' abuttments, culvert heads, trees, double parked vehicles, stacked building materials, curbings, build- Generally speaking the basic causes of ings and other elements which play an important part in accidents are three in number: the driver, the vehicle, the accident and congestion picture under numerous con- and the road. Most accidents occur from a combination ditions. of the above,_ with weather conditions acting as a con- tributory cause in some cases. Poor traffic control, both of mechancial and regulatory nature, are causes for numerous accidents Driver causes are generally classified because the driver is not guided in a proper channel of as poor driving skill, carelessness, fatigue, intoxi- traffic movement under such conditions. cation and physical disability. While these accident causes may be reduced by driver education, enforcement The proper weight is seldom given to the of good traffic -laws, and strict licensing, the signi- large economic loss due to traffic accidents. The follow- ficant fact is that there are natural limitations of ing statistics are presented to give significance to this: human nature which cannot be changed. Motor vehicle accidents are estimated to have cost Little information is available as to the Nation $3,050,000,000 in 1949 according to the the number of accidents caused by mechanical defects in National Safety Council. This was broken down as vehicles. Defective brakes and lights were primary , follows: factors in such accidents to the limited date available. -13- 1,100,000,000 for property damage, and common in many cities. Also indicated are the County 1,950,000,000 for medical expense, overhead Primary Roads in the area and the existing signals and cost of insurance, and the value of services stop signs in the area. lost due to disablement or death. There were approximately 40,000,000 registered vehicles Stop signs are fairly well located to in the United States at that time which would provide for through flow on major traffic arterials. ive us an accidents cost per vehicle of about There are however, a number of streets with stop signs 75. per year. Applying this to the estimated at some intersections and none at others, which creates 5,900 motor vehicles in Newport Beach, the ac- a hazardous situation. cident cost in the City assumes the staggering sum of $440,000 for one year. Existing but routes are shown on the map It should be noted that this loss ison Page 8 of the Book of Maps. greater than the total general fund expenditures dur- Newport Beach has no existing local mass ing the 1948-49 fiscal year and that for the same per- transit system as such, however the Santa Ana-Laguna iod only $147,000 was expended on street improvements, Beach Stage Lines does serve the Peninsula as far as maintenance and lighting. Balboa along Newport and Balboa Boulevard. The bus also serves the area between Costa Mesa and the Arches, along The saving in reducing accidents is Newport Boulevard and the-area between the Arches and even more apparent when the loss is capitalized. For Corona del Mar along the Coast Highway. example, the $440,000 would capitalize an investment of $8,800,000 at 5% and if accidents were reduced only Intercity mass transit is handled by 10%, -the savings would capitalize an investment of Greyhound Lines, Trailways, Pacific Electric buses and $880,000 at 5%. the Santa Ana-Laguna Beach Stage Lines. Transit service provides for the most 1.26 Existing Street System efficient use of street space in relation to the number of persons transported and is also the most economical A- study of the existing street system mode of transportation. in the Newport Beach area was made and is shown graph- ically bt the map on Page 6 of the Book of Maps. Taxi cab operation also plays an import- ant part in making the most use of street space and is a Narrow right of ways and pavements are recognized part of public transportation. Newport Beach prevalent throughout with a wide variety of both. has taxi cabs operating from four locations. Comparison of the traffic flow map School bus routes are shown on Page 9 with the existing street system show that the volume of the Book of Maps. of traffic and street width are far from proportional, indicating the lack of functional design. In addition to fitting the street system to serve the operation of transit equipment, considera- Pavements, in general, are in good tion must be given to providing arterial streets for the repair. The map on Page 7 of the Book of Maps shows proper operation of fire equipment. The location of the the streets officially classified by the City as Streets existing fire houses are indicated on the map on Pages of Major Importance. This classification has been re- 17 and 22 of the Book of Maps. lated to the function of the street rather than arbi- trary classification for possible use of gas tax funds ,_ -14- There are no officially designated truck routes in the City. Through truck traffic is confined, in general, to the Coast Highway and Newport Blvd. with the function of truck traffic within the rest of the City being the pickup and GENERAL STANDARDS delivery of goods. FOR STREET ILLUMINATION Existing parking conditions are set forth on the map on Page 4 of the Book Of Maps, and ILLUMINATING ENGINEERING SOCIETY discussed in Chapter II, Section 2 of this report. AVERAGE RECOMMENDATIONS - Both adequate streets and parking I-RESIDENTIAL(NON-TRAFFIC STREETS) facilities are essential to the proper operation of motor vehicles. In considering curb parking, the availability of street space for the expeditious and " A . safe movement of traffic must be recognized as the w LDNENS PER Sp R..°•BE.EEN Ems. vas cuss AND PROPER"uNE first essential, even though such might require the prohibition of curb parking. U-TRAFFIC STREETS TR (150-500VEH.PER HOUR) The need for adequate street and � _ "� highway lighting is usually unquestioned, and yet GS LU°ENS PER SC R.•V I EEM Mat om - Eus.AND PR WERTS LAE. it is one problem usually given little consideration. Good street lighting reduces eye fatigue of the MEDIUMTRAFFI (500-1200VEMPER HOUR) motor vehicle driver, decreases the effect of head- light glare, makes pedestrians and other objects 1 M LUNENS PER Mn AV.EETYEE1 CURBS. more visible to the-motorist S OWS up o structions DA • • • • • CURB AND PNOPERTf LINE and pavement defects and, in general, aids in re— HEAVY TRAFFIC(1200-2.00 VEH.PER HOUR) ducing night traffic accidents. In addition to re- ducing accident hazard, good street lighting adds fi. I ' materially to the appearance of a community, aids in T 0.E WYOIS PEI1 S0.R•V.BRIEEN wRRE. police protection and enhances property values. D:. . . . . GUq AND vrov[vR LME. The volume of traffic is the princi- VERY HEAVY TRAFFIC(2,00,DDGYEH.PERNGDR, pal factor in determining the amount of illumina- tion required for safety. The recommendations of the Illuminating Engineering Society for street Ls LUNCNI P[R wrt.Av.rter°En roses. lighting in relation to the maximum hour of night DEf CURSAW PRDPtan Z. traffic flow is shown on this page. m-RETAIL BUSINESS 'I{" LAMPS:4000 TO 25A00 LUMEN SIZE. ,ye• SPACING>OPPOSITE OR STAGGERED. AV.ILL.LEVELS:OA TO 13 FOOT-CANDLES,PEPENOING OR MOTH VEN.AND PEOESIAIAN TRAFFIG,MEVER LEGS THAN LEVELS SPECIRED FOR TRAFFIC STREETS CARRYING UWE VOLUME OF TRAFFIC. THIS CHART COVERS ONLY I.E.S. RECOM- MENDED AVERAGES. CHARACTER OF SPE- _15- CIFIC STREET, PEDESTRIAN AND VEHICULAR TRAFFIC MAY JUSTIFY A MODIFICATION. HANUMAPPOWL.L a A IMS-PLANNG0103ULTANTS 1.27 Land Use and Public Facilities Care should be exercised to retain the pattern set forth for development in the Land Use and Existing land use is shown on the map Zoning Plan Unit of the Master Plan. Proposed modifi- on Page 14 of the Book of Maps. The use of each parcel cations and changes should be judged, not only from of land is shown by color code dependent on classifica- their effect on the Land Use pattern, but also upon tion. the ability of the street system to handle any addit- ional traffic load that may be created by such a change. Public facilities are set forth on the Particular attention should be given to withholding map on Page 17 and public and quasi-public buildings from strip commercial development major traffic arter- and areas on Page 22 of the Book of Maps. ials, particularly where they are now clear of such The relationship between land use, pub- development. lic facilities and areas is evident from a comparison Land subdivision is also closely re- of the traffic flow map with the above. lated to the street and highway problem, for subdivid- ing usually determines for all time the street layout, Coordination of the street system with the widths of streets, and their relationship to abutt- existing public facilities is necessary if proper ac- ing property. Proper subdivision control has a tremen- cess is to be provided and if congestion is to be pre- dous influence on the type of development, the long vented. Of utmost importance is the coordination of term value of property, and the ability of the street new public facilities with the Street and Highway Plan system to handle traffic load. Such control should be so that barriers to necessary street extensions, con- by Subdivision Ordinance and the Street and Highway Plan nections, or other improvements will not be created. should be used as a guide in the- administration- of the Ordinance. This procedure will prevent the chopping up Zoning and land subdivision are dis- of the street system and will allow for circulatory and cussed in detail in Chapter II, Section 3 of this report, connecting streets. however the relationship to the Street and Highway Plan is important and should be mentioned. It is essential that close cooperation be maintained between the City of Newport Beach and Land use and the height and bulk of Orange County to insure a functional street pattern, not buildings are directly related to the traffic load on only in the City but in the areas adjacent thereto. a street system. The traffic created by commercial de- velopment is greater than that in residential areas, while multiple residential creates more traffic than single family residential. The greater the height and bulk of buildings allowed on a specific land area, the larger the traffic potential. Zoning therefore, is a - major factor in the potential traffic load to be placed on a street system. The new zoning plan is shown, on the map on Page 20 of the Book of Maps. -16- 1.3 The Plan functioning of the City is not possible without suffi- cient capacity on this Highway. 1.31 Functional Pattern. The proposed Santa Ana Freeway A functional street pattern to serve will take away some of the through traffic now using the Newport Beach area is set out on the map following the Coast Highway, however, the scenic and recreation this page. attractions along the Coast will continue to draw tre- mendous traffic volumes. Five street classifications are used as follows: The most serious bottleneck is through the Corona del Mar area where the strip commer- Limited access highways to which cial development, and numerous intersecting streets owners of abutting property will have create congestion. either a limited right of access or no access. A bypass of the Corona del Mar area to the northeast is proposed in the Master Plan, with a Highways, or State Highway routes on modified cloverleaf at MacArthur Blvd. , a crossover which access are not limited. structure at the possible extension of Marguerite Ave., and a structure to the south allowing access to adjoin- Major Streets, or those providing main ing lands and serving for connection to the old highway. access to and circulation within the The bypass should be of the full freeway type with area. access from adjacent land prohibited. Secondary Streets, or those streets A crossover with full cloverleaf giving access to or cross circulation is suggested at Marine Ave. This would serve as the in residential districts or providing key entrance to the Upper Bay area and would providefor secondary access to commercial areas. interchange of traffic to Balboa Island and Bayside Drive. Tertiary Streets, or those streets serving in main as access to abutting Realignment of the Coast Highway, residential property. with a high level bridge over a new channel to the Up- per Bay area, is proposed. Connection to the present 1.32 Proposed Improvements. road would be made west of the present Bayside Drive. A sketch of this relocation is shown on Page 10 of the a. Coast Highway Bpok of Maps. Present traffic on the Coast Widening of the Highway west of Highway is at the maximum capacity of the present 17th Street to the same section as at Riverside Drive is facility during the summer Sunday traffic peaks. proposed. In addition, a center separation of four feet This condition cannot help but throttle the economy is suggested. The latter would permit proper lighting of an area so dependent on the tourist and recreation with one series of electroliers and would provide better trade. traffic control, safer pedestrian crossing, and would reduce accident hazard. It should be noted that the Coast Highway serves as the connecting link between the In addition to present signals at several separated areas of the City and the normal Riverside Drive and Tustin, it is proposed that a traffic actuated signal be used at the entrance to the Balboa -17- Bay Club. i I CITY OF NEWPORT BEACH I 8( ADJACENT AREA CALIFORNIA A CITY COUNCIL % PLANNING COMNBSgN NCP M00 .: �AAP U" Pu¢ M RR I ` MAHN,GAMPBELL B ASSOCIATES PLANNING CONSULTANTS MASTER ` I 1 STREET & HIGHWAY PLAN L E G E N D STATE HIGHWAY MAJOR STREETS SECONDARY STREETS OTHER STREETS —ABOVE SYMBOLS,DASHED,INDICATE NEW ROUTES, REALIGNMENTS, AND ( / EXTENSIONS.— ` ` O O BRIDGES R GRADE SEPARATION STRUCTURES • TRAFFIC SIGNALS o PROPOSED TRAFFIC SIGNALS STOP SIGNS o \ DENOTES DIRECTION OF TRAFFIC '.00���' , (ONE WAY STREET) 1 4 -I a 4. ,G0Liu 1 �� OOp -�, l� oQ04 O u �� ,O •C �l�o r __ _ ..HOC,�unonry P � T c Signals will ultimately be needed main traversed way. It is suggested that as a temporary at the connection of the proposed road at the base expedient to permit cross traffic and pedestrian move- of the bluffs.west_of the_City.__ A_.connection from ment that the portable type wind-up traffic signal be this point to Seashore Drive would provide access from used at 32nd Street, 30th Street and 28th Street. This the Coast Highirap'to the' development along the to serve until the connection is constructed from New- ocean front at a signalized intersection, as well as port Blvd. to Balboa Blvd. access to the Banning Tract area. Fire signals are proposed in the b. Newport Boulevard (South of Master Plan to stop traffic on either side of the fire Arches) . station and it is also proposed that the signals ulti- mately installed at 32nd Street, Via Lido, and Mac- Newport Blvd. - at present carries Fadden Place be so connected that they can be actuated a tremendous traffic load and has several congestion from the fire house to allow for more expeditious points. -South of the Arches the large turning move- movement of fire equipment. ment in and out of Via Lido causes congestion and the backing up of traffic over the bridge is most c. Balboa Boulevard. hazardous. The Plan proposes the bulbing out of New- port Blvd. to allow the construction of a storage Balboa Blvd. serves at the present lane for the traffic movement turning left into Via time as the only means of access to the Peninsula area. Lido and an acceleration lane for traffic turning left While the present widening will provide much needed into- Newport Blvd. from Via Lido. This proposal is capacity on this road, it will be essential, in the shown on the sketch on Page 12 of the Book of Maps. future, to consider provision for an alternate route along the Ocean front so that there will be proper The most serious congestion ex- circulation in the area. ists between 32nd Street and MacFadden Place due to narrow street widths and the strip commercial develop- The Plan proposes the completion ment in this area. It is proposed that the old rail- of the present widening program to close the gap be- way right-of-way be used for a connection from New- tween 6th Street and 15th Street. port Blvd. to Balboa Blvd. (Coast Blvd. ) and that Coast Blvd. be widened from this connection to Another major point of congestion MacFadden Place. This would provide complete circu- is at the intersection of MacFadden Place and Newport lation for the commercial area and at the same time Blvd. The installation of traffic control islands and provide sufficient capacity for the large volume of signals as suggested by the Plan at this intersection through traffic. Easier parking, safer pedestrian will provide for smoother flow and give greater capa- c rossing and less congestion of Newport Blvd. city to the intersection while at the same time permit- (Central Ave. ) would make the customer use of this ting safer pedestrian crossing. The suggested improve- street better. It is suggested that the connection ment for this intersection is also shown on Page 12 of from Newport Blvd. to Coast Blvd. be of limited ac- the Book of Maps. cess type. The proposed widening between Mac- Traffic signals are proposed at Fadden Place and the suggested connection of Newport Via Lido, the connection to Balboa Blvd. and at Blvd. has already been mentioned. MacFadden Place. Such signals will allow for the orderly movement of traffic at the intersection and permit pedestrian and vehicular traffic to cross the -19- - Signals are set forth- at the in- to Newport Ave. This will eliminate the need of widen- tersect-ion with the connection at Newport Blvd. and ing Balboa Blvd. between 31st Street and the Highway, the proposed Pacific Way at 15th Street, nth Street, and will leave Balboa Blvd. itself as a feeder street and- Palm Street. These signals to be so timed so as to the adjacent residential development. Pacific Way is to provide for the smooth flow of traffic at a def- proposed as a limited access road. inite speed. The signals at Palm Street should be tied to the Balboa fire house so that they may be This p ro osed street will de actuated for fire equipment movement. secondary means of access into the West Newport r a and Balboa Area, will reduce the demand by through traffic d. Beach Parkway. on Newport Blvd. and will provide for excellent circula- tion. The Master Plan proposes the con- struction of a Parkway along the Beach between Mac- Traffic- signals are proposed at the 'Fadden Place and "G" Street. This will permit for intersection of the Ocean Front connection at 34th greater use of the Beach Area as well as providing Street. These to be traffic actuated allowing for the for essential traffic circulation and capacity on the major flow on Pacific Way. Peninsula. The present congestion and single access to the area will result in a strangulation of busi- f. Ocean Front Drive ness in Balboa, and the ultimate reduction of property values in the whole area. The Plan suggests the extension of Ocean Front Drive from 23rd Street to 34th Street. While many proposals have been This will allow for a second means of access to the discussed for the possible usage of the present beach MacFadden business area, as well as providing a connec- area, little development is possible without additional tion for through traffic between the Beach Parkway- and moving traffic- and parking capacity. A sketch of the Pacific Way. Needed circulation and additional capa- Beach Parkway proposal is shown on Page 23 of the Book city will be provided at the throat of the Peninsula of Maps. area by this tie, which is shown on the sketch on Page " Connections from the Parkway to 12 of the Book of Maps. 15th Street, nth Street, and Palm Street are proposed. g. 31st Street. Traffic signals are set forth on Access to the Peninsula southwest of -&e proposed Parkway at Palm Street, nth Street, 15th the Rhine is now provided by 31st Street. Much of the Street and Ocean Front Drive. These signals to be traffic coming from this area turns at Lafayette Ave. progressively timed to permit the smooth flow of traf- and goes to either 32nd or Via Lido. It is proposed to f is at a uniform speed. extend 31st Street to connect to 32nd Street at Lafay- ette Ave. This will eliminate the present shuttle move- e. Pacific Way. ment on narrow Lafayette Ave, as well as providing better access to the Peninsula itself. The Master Plan proposes the con- struction of a street following the alignment of the h. Bayside Drive. Pacific Electric Railway from Balboa Blvd. (Coast Blvd. ) to 45th Street turning to connect to the Coast The County recently completed the Highway at the present Balboa Blvd. intersection. Al- improvement of Bayside Drive from the Coast Highway to so proposed is the ultimate construction of a structure Marine Ave. providing much needed capacity on this section crossing over the Coast Highway t® allow a connection of the Street. -20- Bayside Drive between Marine Ave. The Plan suggests the widening of and Marguerite Ave. provides a secondary means of ac- Agate Ave. from Park Ave. to the ferry to thirty-two cess into the Corona del Mar area, and as such is of feet or as an alternate the prohibition of all parking major importance. The present alignment on this sec- on this section. Even with the proposed widening it tion is poor and the width is narrow, and while present will be necessary to prohibit parking on one side. improvements make good alignment as well as widths extremely costly, the Master Plan proposes that the Traffic signals are proposed at road be widened to provide for four moving traffic Marine Ave. and Park Ave. lanes. j . Newport Boulevard (North of Signals are proposed at Marine Arches) . Avenue. Islands for the- control of traffic movement are suggested for this open intersection. Newport Blvd. from the Arches through Costa Mesa carries a heavy traffic load. i. Balboa Island Preliminary studies by the State Division of Highways call for the realignment of the section from 17th Street Traffic on -.Balboa Island is ex- to the Arches following the old railroad right-of-way. tremely heavy because of the dense type of develop- ment on the Island. Congestion is predominant because The Master Plan proposes the widen- of the above condition and the extremely narrow streets ing of the existing road to provide four full lanes. with no means of circulation around the fringe of the This proposal is based on the extension of Newport Ave. Island except by a one-way narrow alley. to connect to Balboa Blvd. and the proposed Pacific Way and if such is not undertaken Newport Blvd. should then A solution of the traffic problem be realigned and the approaches to the Arches structure on the Island is near impossible because of the dens- reconstructed to provide additional capacity. ity of development and the lack .of space for widenings, connections, or other improvements without removal of The extension of 17th Street to buildings. connect to Anaheim Ave. and 18th Street with a cross- over of Newport Blvd. and Newport Ave. is set out in the With additional multiple develop- Master Flan. ment on the Island the traffic situation will become intolerable and an additional means of access is essen- An extension of 22nd Street to con- tial. nect to Victoria Street with crossover of Newport Blvd. is also proposed in the Plan. The Plan proposes a second- bridge connecting Onyx Ave. with Marine Ave. at Bayside Drive, The extension of the outer highway, with one-way traffic northbound on Marine Ave. and on the north side of Newport Blvd. to the 22nd Street southbound on Onyx Ave. connection to Victoria Street is set out on the Plan. This will permit control of access to highway. In order to provide additional capacity on Park Ave. it is proposed to narrow the Traffic signals are proposed at 18th center parkway to allow a full twenty feet of width Street, Harbor Blvd. , 19th Street, and 20th Street. on each side from Marine Ave. to Agate Ave. Such signals to be progressively timed to allow smooth traffic flow at a uniform speed. -21- k. 19th Street 1.35 Stop Signs. The Master Plan proposes the round- Stop signs are suggested, as shown on ing of corners of 19th Street at Harbor Blvd. and Ana- the Master Plan, to allow for through flow on major heim Ave. This to permit an easier flow of traffic on traffic streets. Signs should be installed in accord- Harbor Blvd. into Anaheim Ave. in order that through ance with traffic warrent on any such streets and traffic may be able to by-pass the Costa Mesa business -throughout the lengths thereof. cistrict and to provide a connection for such traffic to Newport Ave. and 17th Street. 1.36 One Way Streets. 1. Placentia Avenue. A number of one way streets are shown on the Master Plan, the majority of which are designa- The Master Plan proposes the exten- ted as such at the present time due to heavy traffic .and son of Placentia Ave. to the north. It is suggested parking loads on narrow street widths. that this Street be extended and possible connected to Harbor Blvd. in order that a through connection will be 1.37 Striping. available from Harbor Blvd. to Newport Ave. and the Coast Highway. This would relieve traffic from the congested Centerline striping should be used on- portion of Newport Blvd. all major and secondary streets as well as lane strip- 1.33 Street Pattern in the Upper Bap Area. ing on all streets with four or more traffic lanes. The Master Plan sets forth a street pat- 1.38 Crosswalks. tern that maybe used as a guide in the development of the Crosswalks should be maintained at in- Upper Bay Area. This pattern would allow good circulation terseetions throughout the business districts and also despite rough topography and would allow for easier access needed at street crossings from public or quasi-public to any part of the area. buildings where there is any substantial amount of ^ Ties are provided to the street system in pedestrian traffic. the Costa Mesa area and to MacArthur Blvd. The Plan is 1.39 Transit. based generally on the theorgy that development will be of a single family nature on rather large lots. If devel- It is proposed that bus stops be on the opment is to be on small lots or of a multiple family far side of the intersection wherever feasible. This type, those streets indicated on the Plan as secondary will allow busses to pull in to the curb, will reduce streets should be considered as major streets. hazard of right turn movements in front of bus and will permit better traffic flow. Bussess must be required 1.34 Street Pattern Banning Tract. to pull fully to the curb when loading or unloading. There has also been set forth in the 1.40 Truck Routes Master Plan a street pattern for the area west of Costa Mesa down to the Santa Ana River Channel. This to serve The Master Plan proposes the designation as a guide for development in this area. of Newport Blvd. , Balboa Blvd. , Marine Ave. , Lafayette Ave. , and 32nd Street, 31st Street, 30th Street, 29th This pattern provides for a connection Street, and 28th Street east of Newport Blvd. as truck from Victoria Street to the Coast Highway opposite 37th routes. Street. This would allow circulation around the fringe of the swamp area with a connection to 16th St. and 18th St. -22- The State Highways are of course open The Freeway section normally used is also to truck traffic and the major streets in the Costa shown. Mesa area should be considered as such. ' Truck traffic should be strictly pro- 1.42 Enforcement. hibited from the proposed Beach Parkway. It should The strict enforcement- of traffic and also be prohibited from all other streets than those parking regulations is essential if proposals of the designated as truck routes, except for local delivery Street and Highway Plan are to be effective. Adoption or pickup and then only by the shortest route from of a modern traffic ordinance is suggested and the the designated truck route to the point of delivery following factors are deemed most important to proper or pickup via a major or secondary street. enforcement. 1.41 Street Sections. a. All leaders of government - legis- lative, executive, and judicial - must support the The Master Plan proposes street sections regulations, and there must be' no FIXING of tickets. shown on the following page as desirable standards for the area. Modification will be necessary in specific b. All violators must be substanti- cases where existing right-of-way improvements are such ally and (for the same violation) uniformly penalized. to prohibit exact compliance. The sections should pro- vide a guide for subdivision development, street ex- c. The public must be kept fully in- tensions, realignments or widenings and for new streets. formed so that there is wide-spread understanding of the reasons and needs for the regulations and of the Major streets are shown with an 86 ft. need for compliance by everyone. right-of-way and a 68 ft. roadway section providing two parking lanes, four 12 ft. traffic lanes and a 4 ft. d. There must be enough police for center separation. this enforcement work so that a program of daily im- Also indicated is a half-section showing partial enforcement is carried on - WITHOUT LAPSES. a service road or off-street parking area to be used 1.43 Official Plan Lines. adjacent to commercial development on major or second- ary streets. Official Plan Lines may be adopted by ordinance as precised sections of the Master Street and Secondary streets are set forth with a Highway Plan, where the widening, exten6ion or realign- 60 ft. right-of-way and 40 ft. roadway, providing for ment of streets are proposed, and prohibit the con- two parking lanes and two 12 ft. traffic lanes. struction of buildings or other improvements within Tertiary streets are shown with a 60 ft. such lines. right-of-way and a 36 ft. roadway, providing two park- Without the adoption of Official Plan ing lanes and two 9 ft. traffic lanes. Lines, the acquisition of property needed for widenings, extensions, or realignments is often prohibitive in A section for hillside streets is set cost because of improvements constructed after a street out with a 26 ft . roadway and right-of-way sufficient project is planned, but before actual acquisition of to-contain cut and fill slopes. right-of-way is completed. The two-level section for hillsides Official Plan Lines should be used only shows two 18 ft. roadways and a minimum 60 ft. right- where there is definite intension on the part of the of-way. -23- governmental unit involved, to acquire the land within such lines in a reasonable period of time. 1.41+ Timing of Improvement Program. A preliminary schedule to serve as a guide in the timing for the construction of various improvements proposed by the Master Plan is set forth hereunder: Time Phase 1 - 1951-1955 Time Phase 2 - 1956-1960 Time Phase 3 - 1961-1965 Time Phase 4 - 1966-1970 Project: Official Plan Right of Way Sponsor Lines Acquisition Construction 1. Realignment of Coast Highway (State Route #60) bypassing Corona del Mar area. State 1 1 2 2. Realignment of Coast Highway over entrance to Upper Bay (State Route #60) State 1 1 3 3 . Widening of Coast Highway west of Seventeenth Street to provide same section as at Riverside Drive, and construction of center separation strip throughout . State 1 1 1 4. Connection from Newport Boulevard to Balboa Boulevard using Pacific Electric R/W and including a widening of Balboa Boulevard from McFadden Place to the connection. City 1 1 1 5. Widening of Balboa Boulevard from Sixth Street to Fifteenth Street. City 6. Construction of Pacific Way alternate route for Balboa Boulevard along Pacific Electric right-of-way between Thirty-second Street and the Coast Highway with a continuation of Ocean Front. City 1 1 3 7. The extension of Front Street from Twenty-third Street to the Pacific Electric right-of-way at Thirty-fourth Street. City 1 1 2 -25- Official Plan Right of Tray Sponsor Lines Acquisition Construction Beach Parkway. Construction of Parkway along the beach from MacFadden Place to "G" Street. City - - 1 and 2 9. Construction of a Six-lane, controlled access highway through Costa Mesa to follow the old railroad right-of-way from Seventeenth Street to the Arches. State - - 1 10. The widening of Newport Boulevard and Via Lido, and intersection treatment. City - - 1 11. The widening of Alley between Agate and Pearl Street, south of Park Avenue on Balboa Island. City - 1 1 12. The extension of Thirty-first Street to connect to Lafayette Avenue at Thirty-second Street. City 1 1 2 13 . The-widening and improvement of Bayside Drive between Marine Avenue and Marguerite Street. City and County 1 2 3 and 4 14.. The connection by new bridge from Onyx Avenue to Marine Avenue at Bayside Drive. City 1 2 3 15. Installation of traffic signals on Coast Highway at the entrance of the Balboa Bay \ ` Club. State - - 1 16 Y Installation of Traffic Signal Coast Highway at Poppy Avenue. State - - 1. 17. Installation of Traffic Signal Marine Avenue at Bayside Drive. County - - 1 18. Installation of Traffic Signal Marine Avenue at Park Avenue. City 19. Installation of Traffic Signal Balboa Boulevard at Palm Street. City 20. Installation of Traffic Signal Balboa Boulevard at Eighth Street. City -26- Official Plan Right of Way Sponsor Lines Acquisition Construction 21. Installation of Traffic Signal Balboa Boulevard at Fifteenth Street. City - - 1 22. Installation of Traffic Signal Balboa Boulevard at Newport Boulevard connection. City - 1 23 . Installation of Traffic Signal Balboa Boulevard at MacFadden Place. City - - 1 2.4.. Installation of Traffic Signal Newport Boulevard at Via Lido. City - - 1 25. Installation of Traffic Signal Newport Boulevard at Thirty-second Street. City - - 1 26� Installation of Traffic Signal Coast_ Highway at proposed Banning Tract connection. City - - 2 27. Installation of Traffic Signal proposed Beach Parkway at MacFadden Place. City - - 2 28. Installation of Traffic Signal proposed Beach Parkway at Eighth Street. City - - 2 29. Installation of Traffic Signal proposed Beach Parkway at Palm Street. City - -- 2 30. Installation of Traffic SignaY Front Street Extension at Pacific Electric right-of-way (Pacific Way) . City - - 3 31. Installation of Traffic Signal Newport Boulevard at Eighteenth Street (Costa Mesa) . State - - 1 32. Installation of Traffic Signal Newport Boulevard at Nineteenth Street (Costa Mesa) . State - - 1 33 . Installation of Traffic Signal Newport Boulevard at Twentieth Street (Costa Mesa) . State - - 1 -27- 1.5 Recommendations j. That the City and County urge early consideration by the State Division of Highways of the a. That the proposed Street and Highway proposed realignment of the Coast Highway northeast of Master Plan be reviewed in detail by the Planning Com- Corona del Mar. mission jointly with the Orange County Planning- Com- mission and Road Commissioner. k. That annual accident spot maps main- tained by the Police Department be retained so that a b. That the Master Plan, -with modi- long term analysis of accidents may be made. fications deemed necessary as the result of the joint review, be adopted in accordance with law by the City 1. That the City request the Southern and County. Such to serve as a general guide for street California Edison Company to work with the Engineering development and improvement over a long term -period. Department and prepare a long term street lighting plan for- the City. c. That a detailed improvement program be- set out by the Engineering Department of the City m. That a modern traffic and parking for a period of five years and that such be maintained ordinance be adopted by the City. for five years prior to construction. This detailed improvement program to be correlated with a financial n. That a traffic advisory committee program for such. be formed composed of the City Manager, City Engineer, Police Chief, City Attorney, and Planning Advisor. d. That the above mentioned program be "submitted to the Planning Commission for review and o. That all proposals for installation transmitted with their recommendations to the City of stop signs, traffic signals and other control devices Manager and Council. be acted upon by the Traffic Advisory Committee. e. That work on drafting engineering p. That periodic review of accident plans and specifications be undertaken at least one spot maps be undertaken by the Traffic Advisory Com- year prior to date proposed for start of construction. mittee to study possible changes in traffic control, f. That a copy of the Street and High- street lighting or other improvements in order to re- way Plan be forwarded to the District VII Office of the duce accident incidence. State Division of Highways with a request for coopera- q. That the Traffic Advisory Committee tion in accomplishing the objective of the Plan. use the Master Plan as a general guide in their delib- erations. g. That standard street sections be adopted for use by both City and County in the area. r. That the Master Plan be reviewed jointly, by the City and County Planning Commissions h. That the street layout in new sub- each year and their recommendations for changes or divisions be required to meet the pattern set forth modifications deemed necessary submitted to the in the Master Plan. respective legislative bodies. i. That Official Plan Lines be adopted by ordinance as suggested herein: -28- SBCTI0W Z. Parking Flan - - - There is no easy solution to the parking problem. Each city either has a considerable 2.1 Genmal Considerations: number of parking difficulties or it has one outstand- ing parking problem having numerous phases or elements Streets and highways and the which call for study and attack on a broad front. The vehicles that move over them are means to an end, first step is to make the most efficient use of exist- however, at the Rend" there must be a place to stop, ing facilities in harmony with- intelligent city Plan- a terminal facility to park the time required to ning and replanning. But here, as elsewhere, - study complete the purpose of the trip. and planning, if it is to have any real value, must be followed by action. This requires a long-range pro- Terminal facilities have long been gram and continuous cooperative effort on the part of recognized as integral parts of rail, bus, water and both public and private interests. air transport and indispensable to such transporta- tion systems. -The parking problem has seldom been The majority of space used as considered in the same light although just as import- terminal facilities for motor vehicles has been pro- ant and indispensable. vided at the curb along the street systems of our cities. The use of such curb space for parking re- duces street capacities- for moving traffic, often 2.2 The-Problem creates accident hazard, and is-not an economical use of street space. The need of street space for moving The parking problem although not traffic is the foremost consideration and must be old, is, however, one of the most serious problems weighed against the need for terminal facilities in f acing many cities today. The problem was at first the particular area involved. confined to central business districts, but business development in outlying areas often failed to- profit The number of cars that can be from the experience of the central districts and did accomodated by curb parking spaces is governed by a not provide adequate parking. Lack of parking space number of factors. The actual lineal footage of has also becomea a major problem in connection with curb parking space is always reduced by space for public facilities such as churches, schools, halls, loading zones, and street corners. Careful considera- etc., and in Newport Beach is acute even in residen- tion should be given to holding such restricted curb tial areas. space to a minimum. One of the reasons for the com- The time factor controls the plexity- of the problem is the large number of indi- number of cars that can be parked in any given curb viduals, companies, and agencies with conflicting space, hence the development of time restrictions. interests concerned with the parking problem. While the national average for curb space occupancy is 38 minutes, restrictions in different cities vary from Recognition is slowly being ten minutes to two hours. given to the tremendous effect that traffic conges- tion and lack of parking space have upon the economic Mobile parking is an adjunct to nor- stability of a community. Dispersal of business, mal curb parking. Mobile parked vehicles are those which reduction of land and building values and blight, cruise around looking for a space, or those vehicles in have been proof of this fact. which a driver rides around, for lack of parking space, while another occupant of the vehicle shops or attends to other business. -29- Vx Obviously, mobile parking is The parking problem in the City of undesirable, not only because of the additional mov- Newport is somewhat unique because of its seasonal because of the con es- characteristics and the fact that it involves a number in traffic load it creates but g sg of different problems in the sever 1 tion caused by vehicles cruising at a very slow pace. p a commercial areas of the city. The Balboa area is best situated for off- Another adjunct to normal curb park- street facilities, and the curb facilities, particu- ing is double parking. The stopping of a vehicle in the larly with the improvement of Central Avenue, are fair. traveled roadway alongside other vehicles parked at the In direct contrast, Balboa Island has little off-street curb or in the center of the street is a direct result parking available and curb parking is not adequate to Of either not enough parking spaces near the desired meet residential needs, let alone the commercial re- destination or a disinclination on the part of the ve- quirements. Corona del Mar is also lacking in off hicle operator to look for a space in the neighborhood street parking facilities; hbwever, no critical prob- and walk back to his destination. The practice of double lem exists at the present time because of the scattered parking creates a nuisance, a hazard and obstructs development along Coast Boulevard. traffic. The commercial area in Newport along People will not walk any great dis- Central Avenue and at MacFadden Place is in need of tance from a parked car to do their shopping, or for additional off-street facilities, as is the commercial any other normal purposes- of a motor vehicle stop. development along the highway east of the Arches. The Studies in several cities, around the 20,000 population usage of both curb and- off-street space appears to be size, indicate the following: near the capacity mark, during the whole of the summer season. A great deal of the traffic congestion in areas such as Balboa Island and Newport is due to the TABLE % lack of adequate parking facilities. The dense develop- ment of residential areas, both on the Peninsgla, Distance Balboa Island and Corona del Mar, has added tremen- People Are Willing to Walk From a Parked Car dously to the severity of the parking problem- and has Distance in Blocks spread the probelm throughout the entire area, rather Parking Time 1/2 1 - 2 3 4 5 6 than allowing it to concentrate purely in the commer- --' cial area. 1/2 Hr. 100% 95% 46% 21% 7% 3% 1% 1 Hr. 1p0% 99% 57' 30% 17% 6 2% 2 Hrs. -100% 993, 79 52% 26 100 4% 2.4 The Parking Plan Over 2 Hrs. 100% 100 94 73% 41% 21 8% The Master Parking Plan proposes a solution to the parking problem by the development of 2.3 The Study both public and private parking facilities as set forth on the map on the following page. 2.31 Existing Parking Facilities a. The Plan proposes for the Balboa Existing parking conditions in the area the development by the City of Newport Beach of a City of Newport Beach are set forth on the map on Page 14 parking pad on the beach property between' A and B in the Book of Maps. Indicated are existing off-street Streets, this to supplement the present pad between parking facilities and their capacities. Also shown are Adams and Washington Streets. the metered areas and the type of parking permitted in such areas. -30- b. The Plan also proposes the City to the Arches be utilized for off-street parking. Also, of Newport Beach construct parking facilities on "A" off-street parking could be provided on the south side Street north of Balboa Boulevard, and between Bay of the highway on city owned land westerly of the Avenue- and the Alley, and on Bay Avenue at Adams Balboa Bay Club. Street, as well as Bay Avenue between Ninth and -Tenth Streets. h. Along the State Highway easterly from the Balboa Bay Club new development should be re- c. It is believed that the resid- quired by zoning to provide sufficient parking to take ential area along the Peninsula will be adequately care of -its needs. - It is suggested in Corona del Mar served by a recent improvement on Balboa Boulevard that parking also be required by zoning, or that as- an providing for additional curb parking and the parking alternate, a parking district be formed to provide for pads which would be part of the Beach Parkway. " the development of a number of scattered facilities, as set forth on the Parking Plan. It is proposed that d. In the Newport business area at the City of Newport Beach develop the parking facili- Central Avenue, Coast Boulevard and MacFadden Place, ties on Bayside Drive between Larkspur Avenue and it is proposed that off-street parking be provided Carnation Avenue, as well as the facilities on Bayside along the old railroad right of way between 23rd and Drive at Carnation Avenue. 26th Streets, and also that parking be provided at the rear of stores facing on Central Avenue between i, The problem on Balboa Island is 26th and 30th Street utilizing the same railroad most -difficult. It is the belief of the authors of right-of-way. - This move, of course, is dependent on this plan that no solution can be readily found be- the proposed connection from Central Avenue to. Cbast cause of the existing dense development and high values Boulevard. It is suggested that pending the develop- of property. It would appear that the only solution on tent of- the Coast Boulevard - MacFadden Place inter- the Island would be the possible development of multi- section, as set out on the Street and Highway Plan, storied parking garage immediately adjacent to the - the old Pacific Electric station area be utilized for commercial area. The .exact location of this facility off-street parking. would be dependent upon a careful appraisal to deter- mine the worth of properties that might be utilized eo It is also proposed that the City for such facility. of Newport Beach erect a pad off the Beach Parkway and opposite 20th Street to aid and relieve parking in the The graph shown on the following page MacFadden Place business area, indicates the comparative cost of a parking lot and an open deck garage and also- shows when it becomes econo- f. In order that parking facilities mic to utilize the garage, based on rising land cost. may be made available to the industrial area, it is proposed to develop a parking lot running from 30th Street to 32nd Street, as shown on the Master Parking Plan. g. On the State Highway it is pro- posed that the present parking facilities at Tustin Avenue be retained and made permanent by public ac- quisition or lease. In addition, it is suggested that a portion of the area proposed in the Master Plan for park development south of the State Highway adjacent -33- COMPARATIVE COSTS PARKING LOT AND OPEN DECK GARAGE 3000 0) 0: Q J J 2500 O O 2000 TWO DECK GARAGE lI W � 6� 1500 a ON FOUR DECK GARAGE to Ir .� I' I000 N PARKING LOT BASIS: O �'�� 400 SQ. FT. PER SPACE IN GARAGE V 340 SO FT. PER SPACE IN LOT 'j Soo $ 1000 PER SPACE CONSTRUCTION F COST FOR GARAGE 0 100 PER SPACE CONSTRUCTION F- COST FOR LOT t 0 0 1 2 3 4 S 6 T 8 LAND COST • DOLLARS PER SQUARE FOOT 2.5 Design of Off Street Parking In locations where cars are parked by attendants, the Facilities dimensions of stalls for angle parking may be reduced by as much as 21 feet in both width and length, and The design of a specific park- drives may be reduced by about 2 feet in width. -ing -tot-shoul--d take- tutu, Coubide,ation. a-7great many factors. Some of the important aspects are: a. Location of entrances and 2.6 Financing exits to produce minimum con- The financing of off-street facil- £lict with vehicular and ped- ities has been accomplished in a number-of ways. estrian traffic. Through a recent study by Dun and Bradstreet, Inc. b. Circulation if possible within indicated the following methods were in common use. the lot so that drivers can 1. Donations locate vacant stalls without 2. Private financing, usually by returning to the street. association of merchants in benefited areas. c. Pedestrian access from the lot 3 . General revenues. as directly as possible to the 4. Parking-meter and facility area served. revenue. en 5. General obligation or special d. Possible future use of an open assessment bonds (especially for parking lot as the site for a free lots) . parking garage. 6. General obligation bonds with Followingare shown suggested pledge, or use, of parking gg revenues. sizes of parking stalls and drives for the various 7. Bonds payable solely from parking types of parking, designed to facilitate customer revenues; security may include ,parking. (a) Pledge of g parking meter in- come. (b) Special assessment on Parallel 45 Degree 60 Degree 90 Degree benefited property. Stall Size $° x 22 $° x 18 $° x 18 $° x 18 8. Various combinations of the above. It was stated that the method of *Width of financing depends on a number of factors - the extent of Parking Lane $° 170 1$0 1$0 the facilities to be financed, the borrowing margin of the city, statutory provisions for issuance of revenue *Width of bonds, to mention a few. If a city has sufficient bor- Drive 14 160 1$0 240 rowing margin not needed for other types of improvements, general-obligation bonds with pledge of revenues of the Approx. No. facilities will usually attract the most favorable interest Cars Parked rate without adding anything to the general property tax Per 100 lin. burden. The trend, however, appears to be toward a ft. of curb 4.6 8.8 10.8 12.5 greater use of revenue bonds. The interest rate on park- ing revenue bonds may reflect the fact that such bonds are Distances are measured perpendicular to center still unfamiliar to most investors; as more revenue bonds line of driveway. are sold, this factor will become of less importance. -35- Experience throughout the Nation 2.7 Schedule of Improvements has been that private enterprise has not been able to provide a satisfactory answer to the parking pro- blem and that the municipality must accept the re- Suggested Time Schedule for Acquisition and Development sponsibility if the central business areas are to survive. A suggested time schedule for acquisi- tion and development of the off-street parking facilities Municipal acquisition and develop-• ment of off-street parking facilities is desirable _proposed by the Master Plan is set forth below: because of: Time Phase 1 - 1951-1955 The ability of the City to use Time Phase 2 - 1956-1960 - - condemnation proceedings to Land Construc- acquire land properly located to Project Acquisition tion serve the parking demand. Pacific Electric Station area - 1 1 The assurance of permanencycf park- Bay Avenue between Ninth & Tenth Sts. 1 1 ing facilities. Bay Avenue at Adams St. 1 1 Bay Avenue at "H" Street 1 1 The fact that land can usually be Beach Pad (Balboa) between acquired and developed at less "A" and "B" Streets - 1 cost by the City. Beach Pad (Newport) between MacFadden Place and Ninteenth Street - 1 There is a host of enabling legis- Tustin and Avon Streets 2 2 lation with respect to automobile parking facilities Via Lido Area (3 lots) 2 2 in the State of California and an analysis of such Coast Highway near Arches = 2 legislation is set out on the following page. Coast Highway near Balboa Bay Club - 2 Pacific Electric right-of-way along In order to provide ideas for the Central Avenue 1 1 improvement and financing of parking facilities, and Beach Parkway Pads - 2 their operation, a questionnaire was sent to a number Coast Blvd. (Corona del Mar) DISTRICT 1 1 of cities of various sizes in 1950 seeking informa- Bayside Drive and Camatian Avenue - 1 tion concerning municipal off-street parking facili- Bayside Drive and Marguerite Avenue - 1 ties. The results obtained are summarized on the Marine Avenue (Balboa Island) following two pages. Garage DISTRICT 1 1 and 2 Off Lafayette Avenue betweeen Thirtieth and Thirty-second Sts. 1 1 The time schedule is submitted to in- dicate a priority of need. It will be necessary to devi- ate in cases where land becomes available at a reasonable price or where proposed construction would terminate the use of land for off-street parking facilities. ANALYSIS OF STATE GENERAL ENABLING LEGISLATION WITH RESPECT TO AUTOMOBILE PARKING FACILITIES, 1949 IIW.Yt rY[ DnLnttm Par/Ye "Voo p lYmp or DYf6nm tYmta{ r®tlm m1 pan cr Stmmtt>otfoe o m a k AY.by !site nt a pm Ym¢isr T.fri.ffp }soon-a offeast!} slat,— spocef s:v r.Ye let m.nmrsmW larWmesm r.rri D.elpuY .elm. loon,:win- dm.o-�nm .tomes- wy..n n p sm ut •a_ar dlotrnY aq- lt¢Sa9.libp sa c`kv- -nubs i fv,tm l. a.l.prunn my-m.pp rl y b>,x tmp...r ¢ cm-j.<v <. :.ssr v[w.�<oS,Z •s m b 1m(cr9elin fm tY nit«r nor a•e- mp p toot- moo 9•or,maul F- «l .r q Lw�LX..tl. tievmq. xa» nm,mime a s u e mer rinx mkt mypn Sl p•anw.�a(h •ry nw t q.ma m.peon},is Porb ma«e.lams tw amen t YiYY m cf Ya«r w<Iln eats tan es nme..m!noose,rm(Y[.ma( br w rvmtan. t amwpauy Stour w0000l aril-..YYVY w if fulfnnu,... loo epee f¢Y[m- LHa Y oo Pffdai ==tr od.•ba(n od Prb. ahli lop dz aCt(etmt m P>(n' e<P<tlK flees. w nmatnct•ord. for a anti 9a[b,Prttq flood, NSY W on ute o, on.,for m.ly(q GJ poor¢baby m elf. .Wok,u N luft,aLll WA dt m n 'lot w•moot Y¢Neae> lyrmdmYr Orb w4 qul9dnt to.lmlplry mesa -e,pt.dy,too by m pmadnl b, ]pp nl er pnanm a.lorYL too prlmlpp m Y Yarld.,!.airy foot. m.Yt:,da r>Yn rgl..eeor` @.11IV-flan.su- wYDYek1a of PWtn <Ltt•[. 3°p.uu o bast,-w foe r.rmt«d of',• m ,.uyl•Yd 1V v m•q Wq edmdr u ...,•{labs—, lopro nvl woe el b ' lG duVlct.L«otvum mV watYnms.b—lawlded .cagltan.zk Pnyy«. 190.(au'*1915, rlBnY u•w nacYYy M61ttp LT wM{tle1 m pfp. lm foot un.,.n.mar mt it Yell - m.561 umtp tr to.,fit em'au- 9nMp 1r 9•nln[k.3d.1Ru- I u.®.l Ya mt fo edS U4 y¢ SYY.15hI,N.iTr.) .or poop,V,loss {.vaYmt. ben w,Y ton am p Y.d.p.alutlm e[]al in boob p tea,lop a fu<14.Wm,tat dulilot. Y,ml di]ue yml. p>vom a[ 3.eSV eomn w mWe Y olds-. Y all mcuYy glee. lays slot u 501 of lupus--Y mYi1dW8 tp{moos! d.ap.pae b e(V¢w tpel.l to1..e•eYm wee so b. j . t1mwt"u-n>mrec-1 b ofl m ru[.Moor yromyn.a.r.9errgt.wdr p.np lrm alg.wmev,d dtY,o. r aow on k<We, Yt q—t. I.yn... brV doomud m Yn]+r1 doo k declvd duVlvt fmp. nm a[ .r loo p.11� ._.Uft cf Ww P[SLV dftr oo untmn pneu Zlotr,loo'- w moo DUVut v>Lm•huts,.-loot Y• Yq otv.4.p u1oN1n w fmG¢V onigt door m 35f nl b>,]¢toot e[dYfrfet. p tnrf D.trlot w..1<u. DYVlet w mmh }more}W u>aglq tb pnm- li)i plasm dbtruY, adbn SdW Wo— trot,.Won .f Y°m.p.nit of ou w. w Yt w ia1.o.•t la{ao- C w tandlR. et D•e°r l un of m•➢tots -Pone.a!aY q vbllr y GYYyt, '..Oily U.]ut m p Ftk-w u mtl¢ oot a•taetlne of newt Y b baop, Port/n>wmY°.m np haN da S Wn[oe. of Cniforou,.lm srvh ..cA du4laur Yd .W epntYt-moan oltdo ro1c1- �� C u m<.p(Oj o[.eamap Old or flit t,a.w swm.. Yew,,nl u boots ap nit YY up Y.p .mdmd gait-. Por'di¢QYVut of Pit- ly to ford,o tang.fop In dl•Ylat.pN ml dupm. Y1 wop[V KtWn mt eYYlc W y' b.pPmtp oot_ Polly,doll} nm forfr oo.. in rye.. p<n4 a lmia Y w dome"a w alit. du V(et n#moo w'Adco er uelpu{ ...of a pen uGIn mas an .loom'. .1>t¢tnnnm°l pea ep Dio.t w m.loom fro Prnq fr. 1,ow foot or Yuelar u.LaraWe{ [1f V-Lum alum a[Uu popot>u t I&W [ '-u[. des VS<0.bn<a Pg1u`od. u un m o r nmc«,euRt en.p beds, tvmdyn w atI- no.¢Y Y q. 19.1 a.es,394)-(SYY. M e lout dried tlsoy,¢ fruit[kaY.If Ynem al f¢e¢. f¢weave.at mlafYnbLr lSv.rl4r rp p elm.m .d. u¢w wy 1961 Ck.lure.) pen udtoe dnnN pvty a1fLu urn fol[of n.mpporool to m.auto for um .rN.xL too` .rely.or laol owoor,I olloul op fI Prkbf aY41<t,Yd w lop ool w.oqulral m llc um of Y.w.ed.na. alo r. ]tot fo b r.lootl.Peh tY lee moo.wrP m my In mwl dmmt dmin. ntlm or dYf[3<t. of lsp enp b Sum w ss Watol..nm..Yn. s.11 rqufn tool w.ne.M rtdr p cmaLactfm elow.. d w.prd 1m94u M Yam. mY ar mt.roo.Ill. 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YoiL ttlama mt. dumbt. SbtP55.) (n[p .m 1•V at Yx.. m°faalm.Y.rpwln- wkiog of ....to LV Yvda- oclU rol o sfi.aee.n rSmW. me medW W 4 ygYbnn Wr rim).... Oats dome 35%of wmsp lap.aly.loop ws q°ew> [eumae q dn°n a Sol ne.to.p. rn aa-• POµ of Prnof Woe.emY.lpn rmrlof trrfnc of seamdt.tle°a fy..d Dn]dym Inlmrp� •°®l mndY p<mt at nmtums Ism vYnY. Yi ps]rW In dire dtelaL of . of.1 Y, ,p cpnnm,af 1p 000 9000, Its t rural•fern,! ld Wo.y qr a o[ .,ma rYm Ism arYla,e11wo,lo rant slat a ciV..mld :Hale m on.of Yc- cf atnet •a nup kr YYum..purnn.y Y Ito .i.v(nci.t.nbo ea, l .r.eYRe of on p¢k- g.lets m pofup edt. mt Y auM$l m a,en ilo]Y°«ap W{plrcd m py c- dutri.t to,.aura b elm of U.]ap..p mt Y YCM aaltp®ter m11 Ye. lm of daYap rrlvonm aL loan.lip -,bear einm,nm- innp moot m°>Y b rnq ap l;¢a,.[m r oufum at o in' V . d nmp er1 . . W(n m. onle pu outo. loos!went,lard.9YNq eurdfa Yf1e1Y m Lard _ w ar¢c e W-Loan➢dole,mew ai.eb.eter. � n .AlOulntejm - dAl ,roots. eucn aamort c1 eYm my a tom jar. maLtsen s.me�m rp ocooloriea,:m awn" d o,uot fn..g. c for pv.a - u .r. w.a rul.moos.m C=troo prnaL.nm Boot t.. pum,piw y Dr am-pei- )eiV em wYlq Yl. ue.e V lm,l Wf"do: t tarmva boots drru.for pra]¢e. umul,flit-m py of VSm* oc •cts m t of 196p lof outs..tm Sryy- lit[dY4YY. CeaV m .,[1wa Port pynp[u. Gitla.n oblu.tlmo.f.Wt W yae- ]rely a[}opts-.],pr .rh¢tup,p 11ip nl mks SYl.lrnuxin bat}.In.l drN and.Lea 1 fLoecs weum at prWg .. efnu[m ].t�. ndlp from r.°mvs M 1st Y fa,ast l%U tcdr°all lsu.w pnldt Y- V our e[rnm®°a douse.. 11n. rid.. al[lcrn. .rite Ymp. fury}-mntnet. aWrp mic�'1°t to WLb.t robs-• .o r... 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Pray taw... c—v of..of. o.wcWg.c..m al mar W.t, nm a[Post/ h.an dum or op,rdoor fuumnoo. pLaLsewnl_ flmcal um w Px.ey at.m!.boots, or tnbtlon,sm y Ys.w pa J. . W ms ei tetD Poi- rldtry;oltemlu'a wa m d.trlcx. qo ms tniq a[. Petals tag,Wre#m Ym:Y.pan e[ SSv k taints fnPor� rp m,o gera[m,so- b>a•ll m old. IlvrvvYl uabYxe trm m•Ted m wad[dm.la. op.r.sell},-m.Wyoo ne{me10L V,IrcM.me tnrfY yply qa erYnm p prstim eiptl tp Sdd YrylY t WrW con�nc.in rW al eaN l Yl cpdr o Gm m rod buN°,S,yWy nr- PrnlK nmarinm,W lm rode .of Uo tope.Iw em. we' .at nl me,omoel4• p ebb rmYl id k.It¢nn ISAh loomnf a[rem.mw tea a—liog 1W iolrl lads R)not artu doo m.memo pd wr•. bar r.reddi el e¢frb ddlDUW io,a fit."k me w owr cgb,tima W i.t vydlonn „any[.ssSrs..G.md m old gy dYPeltlm al Poor. d•f1Nq m.'ro rol W>to lolou, Ifmmtl!,.loll m u Part nm mo fond.ebrag°rlog outs.al prory whoa!- pmou' of smk SmLa(v)lrm 1v bo w-lia prier. um.Hum,w coots ,pnW((d)trm w cmtrf- (b)—rp Yltyl to flouts pm lo, .r. r.em. -r Mite-.!Oases. (b)wl mY evtlia m exv.me Pt1L.g rmv ma SYY m,Wry Dof.. Rn prtly es.[rmenm.e[m. stead-WsV� Wbr m. a.ofleleecr a.Poe. ga.dafo,iN t-y p me.Uvl pal oo(f)tv remmp.Yme tar w<mtfnnm or mesa rmee..w t.p.itly u sots rim emd.of..Poraf% y s.ev.a .•,Soles on t.Pollee tv plp,o r w Wf. u,o,good. r rtroets'(.)we ms - !bass-..tot/of a py r Wp,• ggpV]y or odpn oa ¢sll<d.rwi proq rid taboo,} Peking uenom ep m rprlp Wd for PrmIo or rYn for W flmmfy oe opera.-a w po]pt W p¢f r all r°m¢lap tl mY..top m.plsdt. rl.rrdru Lem.mans WlmlW mo N.np m oll¢w by or p boo udp.p eatslnnq wr.dvt m rn wf rid oaf y- feu Ysr man,Il aI ran bNr.n.m w4 r for Glm 5ogie ful' PInY W^P¢V.Wufrei P e. of aolh— ca, 1voiem..d— nofq. ep rn eanen¢tn uq¢itr any. HAHN,CAMPBELL 8 ASSOCIATES-PLANNING CONSULTANTS. BURLINGAME,CALIF. TABLE %I MUNICIPAL CFF-ST&EET PARKING STUDY City No.of No.of IMPROVEMENTS Stalls Lots Land.or Costs Cost per R2porLia Lots Spaces Med Seal Coat P antMix Asph.Conc. Marked Li'd Fenced Other Land Improvelts Total Space yes. -I10,000 " Alhambra 9 392 x Yes(5-no No (4-City Owned 3,500 1133500 Burlingame 1 25 x Yes No No Conc.Bump. 17,000 7,700 24,700 988. Eureka l Graded & Gray. No No No No record E1 Centro 1 24 x Yes Yes No 3,000 2,500 5,500 229. Fullerton 2 125 x Yes No No 45,000 3,000 48,000 384. Glendale 1 98 x Yes Yes Land.Rein.Curb - 3,000 3,000 30. Bumper Huntington Pk. 2 116 x Yes Yes Fen. 80,000 10,000 98,300 847•(Inc.Meters) Inglewood 1 53 x Yes No 65,000 1,000 669oo0 1245. Lodi 1 39 x Yes Yes No Rein.Curb 100.Mo.Rent 750 Bumper Merced 4 - 1 3 Yes No No 45,000 73000 52,000 Modesto 3 278 x Yes No No 34,473 1,541 36,015 129. Monterey 1 250 x Yes Yes Land. City Owned 5,544 55544 22. Menlo Park 1 180 x Yes No No 25,000 15,000 4o,000 2226 Redwood City 1 49 x Yes Yes No Sidewk 33,950 5,500 39,500 805. & Rails Palo Alto 2 160 x Yes l-Yes Land. 132,042 1-8,445 140,487 878. San Buena- 1 88 x Yes Yes No. 50,000 1,500 513500 585. ventura Santa Ana 1 56 x Yes Yes No Guard Rls 3%102 2,986 33,088 591.. Santa Rosa 1 153 x Yes No No Gone-'Wks 35,300 18,380 53,680 350.(Inc.Meters) 'Whittier 3 144 x Yes 2-Yes Fenc. 45,34o 12,759 58,099 403.tInc.Meters 1-No 2 lots) -3 8- MUNICIPAL CFF-STREET PARKING STMY Con1t - Att'dt C011. City No.of No.of Cost per Parking Meters Att'dt Self Validation Financing Reporting Lots Spaces Total Space Type Rate Parked Parked Rates By Merchants Meter Rev. Bond 2-Hra�O Alhambra 9 392 113,500 Auto. 10-Hr,22 No Yes Yes Burlingame 1 25 24,700 988. Mena 1-Hr .05¢ No Yes 21,500(Meters) Eureka 1 No No No No No E1 Centro 1 24 5,500 229. Meters to be installed Fullerton 2 125 48,000 384. No No 48,000 Glendale 1 98 3,000 30. Auto 2-Hr .050 No No 33000 No Huntington Pk. 2 116 98,300 847.(Inc.Mtrs)Man.1-05¢2 10¢ No 5,417 Inglewood 1 53 665000 1,245. No Yes 1-250 Yes($l.Min)66,000 Priv.Opr.$250.Mo. Lodi 1 39 — '856 No No None No Pkg.Metrs No ($100:Mo.Rent) Merced 1 52,000 No No Yes Modesto 3 278 36,015 129. No No (2 Yes' Monterey. 1 250 5 544 22. No No (1-Gen-.Fund: Gen.0 ty Re " , Gen.City Rev. Menlo Pk. 1 l8o 40,000 222. No No No 40,000(Srec.Assess) Redwood City 1 49 39,500 805. Auto. 2-Hr .05¢ No 15,500 (129000-Gen.Obliga. (12,000-Ass.to Mer. Palo Alto 2 160 140,487 878. Man. 2-Hr .05¢ No No Yes From meter funds San Buena- 1 88 51,500 585. No No No ventura Santa Ana 1 56 33088 591. Man. 2-05¢ 410¢ No Yes Day .20¢ Santa Rosa 1 153 53,68o 350(inc.Met)Auto 1-01¢2-02¢ No No Yes Day 10¢ 'Whittier 3 144 58,099 403(Met.2 Man. 2-05¢(2 lots) 1-lot 10¢1Hr lots) .05¢After Yes($1.Min) 75% Sts. Tot.Lots -39- 2.8 Recommendations 7# That the merchants and property owners of Balboa Island give consideration to the ' construction of a multi-storied open-decked parking 1. That the City accept the garage to be financed either by the formation of a responsibility of acquiring and developing off- Parking District, or by cooperative action of merchants street parking facilities in areas now served by and property owners on the island. parking meters. 8. That the Master Parking Plan be 2. That the Master Parking Plan reviewed each year by the Planning Commission together be adopted in accordance with law as a general guide with the Committee set forth in Recommendation No. 5, for acquisition and development of off-street park- above. ing facilities. 9. That any modifications, deemed 3 . That a detailed program for necessary, be recommended to the City Council for acquisition and development of off-street parking lbrmal adoption. facilities be set out," conforming to the Master Plan, by the Public Works Department of the City. This to include detailed cost estimates for acquisition and improvement of proposed facilities. 4. That a committee consisting of the City Manager, City Attorney, City Engineer, Chairman- of the Planning Commission, and a merchant and business property owners group be appointed to work out a detailed financial program to facilitate the Master Parking Plan, the recommendations -of this committee to be submitted to the City Council for their action. 5 . That provision be made to require by zoning, sufficient off-street parking for new busi- nesses along Coast Highway from the Balboa Bay Club easterly and through the Corona del Mar area, or that .asan alternate, steps be taken to provide off-street parking by cooperative action of the merchants them- selves, or by formation of a Parking District in the Corona del Mar area. 6. It is also recommended that the cooperation of Orange County be secured to establish similar zoning requirements for parking in the com- mercial areas at the intersection of Marine Ave. and Bayside Drive and the area on the north side of the State-Highway from the city limits to the County Road, extension of Bayshore Drive. - -40- SECTION 3. Land Use and Zoning Plan 2. Emphasis on negative language 3.1 General which prohibits rather than positive language which permits. Zoning or the regulation of the 3. Undue emphasis on the restrictive use of land, in its original and primary sense, is rather than the protective features the division of an area into districts and the pre- of zoning. scription and application of- different regulations in each" district. Zoning regulations are divided 4. Failure to control open space and into two classes: (1) those which regulate height population directly and adequately. or bulk of buildings within certain designated districts, and (2) those which prescribe the use 5. Lack of flexibility, including to which buildings or land within certain designated provision for large scale develop- ment. Zoning conveys no vested rights 6. Failure to extend zoning controls to any individual, since, under the police power, to cover entire urban area (in- the interests of the community are paramount.. cluding fringe areas of cities. The police power is a flexible 7. Absence of close relationship instrument which can through due legislative action between zoning and planning £unc- be adjusted and expanded to meet the new and chang- tion. ing conditions of society at any given time, within- the limits of reasonableness. $. Lack of flexibility to meet needs The important point is that of modern city. from this flexibility stems the capacity to adjust Zoning should have a sound conception and improve zoning regulations to meet the increas- for future needs and development of the area. To prop ing complexity of urban centers.' Without the power erly prepare such a zoning plan a statement of ob- to adjust and meet changing needs, zoning would jectives for the guidance of Planning Commission, leg- rapidly become a hindrance to progress. islative bodies and the public must be p prepared in ad- vance of any zoning plan. The prospective land use is Many zoning ordinances are in- essentially such a statement of objectives. The zon- adequate and deficient in that they bear little rep- ing map is the instrument by which some of these ob- lation to public purpose. Too restrictive and in- jectives may be realized progressively through the flexible regulations of the use of land which bear aegulatory operation of a zoning ordinance. Neither no relationship to the overall benefit of the area the land use plan nor the zoning plan will have much can be harmful as inadequate zoning regulations. vitality or constructive vqlue unless each is based The following deficiencies seem to be the most preva- upon an adequate and intelligent survey and appraisal lent: of existing land uses. 1. Failure to relate zoning to existing and future land use, need and demand. -41- Emphasis has been placed on re- small, isolated, irregular and strictive quality or zoning ord�kaances with too lzttlq illogical in their application. attention paid to the equally important protective Where they have merit it should quality. The older concept of protection to residen- be possible for the granting body tial development only gbve the original impetus to with the advice of the Planning zoning. -The protective features of zoning have not, Commission to modify the amend- until recently, been used for other types of uses. ment petitioned for, in order to If protection of residential areas from adverse in- assure a logical and stable fluences is valid exercise of police power, then busi- boundary rather than an arbitrary ness, industry and agriculture are entitled to the one. same protection. All types of land uses should be allocated to areas most appropriate to their needs 2. Flexibility in the design. and then protected from the adverse effects of other uses. It is possible and often, true that residen- The extent to which zoning regu- tial development in industrial- areas can be as lations apply to the individual detrimental to industry as the encroachment of in- lot is often such as to leave dustrial uses into a residential area. little latitude for the origin- ality and ingenuity of the de- 3 .2 Flexibility signer. To the extent that it can be done without prjudicing Too often zoning ordinances im- adjoining properties, and themajor objectives of the zoning pose rigid regulations upon property owners and regulations, - this latitude should public officials alike which make administration be broadened, particularly in the needlessly difficult. Experience with zoning and field of the disposition of its administration, together with changing methods building bulk without exceeding of building indicate a need for incorporating reason- specified limits of building vol- able -flexibility into a zoning ordinance. ume and intensity of use. The effectiveness and stability 3 . Flexibility in large-scale devel- of zoning regulations need not be jeopardized by opment. relaxing the rigidity of the old zoning ordinance. Increasingly, modern construction The major type of flexibility extends beyond the limits of the which should be considered in the drafting of a individual lot, or even the size- modern zoning ordinance is as follows: able parcel, to blocks and super- blocks, and even to entire com- 1. Flexibility at district munities. It is obviously im- boundaries. possible to forecast such develop- Petitions for zoning map ments in all their detail, at the amendments presented by pro- time comprehensive zoning is done. pertyIt is clearly desirable that the clear owners seldom bear any greatest possible freedom be given clear relationship to the in their execution, subject always larger considerations which to the basic limitations of good determined the original zoning, and are likely to be _42_ land use planning and sound zoning. Modern zoning ordinances may 6. Flexibility in _industrial zoning. therefore be expected increas- ingly to include provisions The regulations of industry on relaxing the necessarily some- the basis of performance rather what rigid regulation applic- than rigid adherence to type is able to individual lots in favor an important field in modern or 'better opportunities for practice which should be more comprehensive large-scale dev- fully explored. elopment projects. These six forms of flexibility, if 4. Flexibility regarding special properly drawn and incorporated into the ordinance will types of uses. go far toward improving zoning and removing undesirable rigidities which today plague many cities. Experience has shown there are a number of uses which do not fall logically within any of 3 .3 The Existing Zoning Ordinance the accepted zoning use district categories, yet may be needed 3 .31 General Principles. in several or all of the dis- tricts. - such as parking lots, The present zoning ordinance and garages, airports, hospitals, plan drafted by the Consultants and adopted by the educational institutions, and Planning Commission and City Council has incorporated the like. into it the five (5) cardinal features which modern zoning ordinances should possess. They may be briefly For these, the "conditional stated as follows: use" or "special approval per- mit", subject to appropriate 1. Provision of zoning districts and specific conditions and based on present and future need. safeguards, preferably by the Planning Commission, supplies 2. Flexibility to adjust to changing a needed form of flexibility. conditions, retaining at the same time the essential quality of 5. Flexibility of transitional stabilized land use. uses. 3. Provisions which create more Any system based upon defin- graduated transitions from one ing district lines, which must use to another. often be somewhat arbitrary, is subject to the charge of 4. The positive statement of princi- inflexibility. Provisions ples to be observed rather than which create more graduated a statement of prohibitions to be transitions from one use to imposed. another should be increasingly incorporated in modern zoning ? ordinances. -43- 5. Recognition that the various Duplex Residential District uses outlined and arranged on or R-2 District the zoning map all have a vital place in the economy of Restricted Multiple Family the community. Recognition Residential District or of the compatibility and in- R-3 District compatibility of various land uses. Multiple Residential District - " Beyond observing certain legal or R-4 District forms and phraseology which must be observed the Light Commercial District Proposed ordinance has been written as simply and or C-1 District clearly as possible. General Commercial District Both ordinance and map are com- or C-2 District prehensive in coverage of all parts of the City and in the inclusion-of regulations relative to use of Manufacturing District land, height or bulk of buildings, extent of open or M-1 District spaces and density of population. " An attempt has been made to Unclassified or U District provide equal protection for all uses eliminating Combining or B and H District the old principle of „higher or lower" "more restricted" or "less restricted uses". The ordinance recognizes The zoning ordinance, with all types of uses as having certain requirements and conscious purpose, is designated to (1) differentiate characteristics which are entitled to protection between the various types of residential uses with from adverse uses. two outstanding thoughts in mind; (a) to protect single family development from the adverse effects Finally the ordinance is prac- of multi-family development; (b) to regulate all tical, flexible and can be effectively and efficiently residential uses by direct population density stand- administered. ards rather than by rigid classification of types; (2) to protect commercial and industrial develop- ment from encroachment of uses which might be 3 .32 Provisions and Objectives. mutually detrimental to such development; (3 ) • to achieve stability of land use, 6:6 desirability, and The present zoning ordinance of values by minimizing mutually adverse influence consists of two parts the text which sets forth through not only protection of all uses, but through the regulations in each of the various districts allowance of certain transitional uses under proper and the administrative procedure; and the various permits and controls; and (4) require off-street land use as-set :ferth in-the- b-rdinance on the-zon- parking space for the storage of automobiles in con- ing map which are as follows: junction with all new residential development and also in conjunction with all new places of assembly Agricultural - Residential which are large generators of vehicular traffic and District or R-A District parking; and to require off-street .parking space in ` a3rtain commercial and industrial areas, where traffic Single Family Residential warrants, in conjunction with nevi development. District or R-1 District - -44- I Summary of uses allowed in various gasoline storage, machine shops; and subject to se- districts under the present ordinance. curing a use permit light manufacture including boats, clothing, novelties; accessory uses. 1. Agricultural - Residential or R-A District - Single Family dwellings, light farming and accessory uses. $. . Manufacturing or M-1 District. Retail and wholesale stores or storage, service establishments, light 2. Single Family or R-1 District - Single Family industrial and manufacturing uses; subject to ob- dwellings, accessory uses. taining a use permit: all uses permitted in any R District. 3. Duplex Residential or R-2 District - Single Family dwellings, duplexes, accessory uses. 9. Unclassified or U District. Requires a use permit for any use to be established. 4. Restricted Multiple Family Residential or R-3 District Single Family dwellings, duplexes- and 10. Combining, "B" and "H" Districts. R-1-B: All uses triplexes; subject- to obtaining a use permit; allowed in R-1 District. Lot area increased from multiple dwellings, apartment houses, hotels , 4000 sq. ft. to 6000 sq. ft. , frontage from 40 ft. motels, rooming houses and boarding houses and minimum to 60 ft. upon the obtaining of• a use permit: community centers, social halls, lodges, clubs, and rest R-2-B: All uses allowed in R-2 District. -Lot homes; accessory uses. area increased from 4000 sq. ft. .to 6000 sq. ft. , frontage from 40 ft. minimum to 60 ft. 5. Multiple Residential or R-4 District - Single Family dwellings and duplexes-; multiple dwelling R-3-B: All uses allowed in R-3 District. Lot groups and apartment houses; subject to ' obtaining area increased from 4000 sq. ft. to 6000 sq. ft. , a use permit: hotels, motels, rooming and board- frontage from 40 ft. minimum to 60 ft. Each family ing houses; trailer courts, professional ,offices, unit requires 1500 sq. ft. of land area. community centers, lodges, clubs and accessory uses. R-4-B: All uses allowed in R-4 District. Lot area increased from 4000 sq. ft. to 6000 sq. ft. , front- 6. Light Commercial- or C=1 District. Any use age from 40 ft. minimum to 60 ft. Each family unit permitted-in R-1, R-2, and R-3 _Districts; retail requires 1500 sq. ft. of land area. and service establishments, officers; and subject to obtaining a use permit, auto sales and repairs, "H". When "H" is combined with any C or M District boat sales and repairs, launderies, launderettes, the following off-street parking spaces will be outdoor- sales, theatres, used car sales, public required in conjunction with all new development garages, pet shops, mortuaries, cleaning and allowed in the respective districts according to dyeing; accessory uses. the following formula: 7. General Commercial or C-2 District. Any use 1. Retail Stores, 1 parking space for each 200 sq. £t. permitted in any R-3 or C-1 District except and 1 loading space for each 10,000 sq. ft. of store Single Family dwellings and duplexes which are floor area. subject to obtaining a use permit; wholesale stores and storage in a building, building materials, 2. Office Buildings, 1 parking space for each 500 sq. bottling works, contractor's yards, feed and fuel, ft. of floor area. -45- 3. Wholesale and Industry, 1 parking space for The amendment of the ordinance each 5 employees anck 1 loading space for requires two (2) public hearings before the- Planning each 101.000 sq. ft. of floor area. Commission and one before the City Council. The - amendment procedure may be initiated by a petition 4. Restaurants, 1 parking space for each 4 seats. of one or more property owners, or by resolution of intention by either the Planning Commission or the 5. Public Assembly, 1 parking space for each 10 City Council. seats. - Violation of the Ordinance is 6. Theatres, 1 parking space for each 10 seats. punishable as a misdemeanor, and in addition, provi- sion is made for abatement and enjoinment. 7. Hotels, 1 parking space for each 1,000 sq. ft. of floor area. The Zoning Ordinanace and Plan sets out ample areas where all desirable types of 9. Hospitals, 1 parking space for each 1,000 development may be established. sq. ft. of floor area. Recognition must be given to the 9. Clinics, 1 parking space for each 500 sq. ft. fact that-no Zoning Plan can be developed that will of floor area. satisfy each individual and that the interests of the community as a whole must be considered above that of It will be noted that in the individual. residential districts the'combining of °B" dis- tricts take the place of the method used in Ordinance #525 which increased yard requirements 3 .33 Comparison of areas used for above a certain elevation. - It is felt that the various purposes. new method is a more positive approach. In the following charts are com- The use permit procedure parisons between the areas typically devoted to dif- set up in the ordinance allows certain transi- ferent land uses and those areas ds designated in the tional uses in each of the districts at the dis- Newport Beach Zoning Ordinance. cretion of the Planning Commission. All places of public as- sembly such- as churches, schools, theatres, clisbs,_ etc. , must obtain a use permit from the Planning Commission which may impose conditions to guarantee that the proposed use will not be detrimental. Automobile storage and parking space is required in conjunction with all new residential development. Archite9tural control is provided for in all C and M Districts. -46- . r AFFROXIMETLF LAND"RELENTS + Area Per % Dev. Acres per 100 Po Area 20,000 Pop. (Acres Single Family Residential 3 .0 34.1 600 Duplex Residential 0.3 -3.4 60 Multiple Residential 0.2 2.3 40 Commercial 0.3 3 .4 60 Industrial 0.9 10.2 180 Public or Qum Public 1.4 15.9 280 Streets 2-7 30.7 540 8.8 100.0 1760 A COMPARISON OF ACTUAL EXISTING LAND USE, APPROXIMATE _ REQUIREMENTS, FORMER ZONING PLAN; AND THE PRESENT ZONING PLAN ARE AS FOLLOWS: ~ Type of Use Existing Approx.Re- Former Present Land Use quirements Zoning Zoning Acres Acres 20,000 Pop. Single Family ) Residential 375 600 383 355 )439 84 R-1-B) Duplex 14.5 60 427 285 Restricted Multiple 68.6) 123 ) )68.6 40 87 - ) 165 Multiple - ) 42) Retail -Commercial 46.0) 57) 85) )69.4 60 )131 ) 140 General Commercial )23 .4) 74) 55) Industrial 12.6 180 60 15 Public & Quasi Public 67.7 280 Public Beaches 187.2 175 175 Streets -51-8.1 540 Vacant 648.0 Water 849.0 Public Beaches are zoned R-1 for tihe most part. -47; 3.4 Administration of the Zoning The administration of zoning in such a manner is often Ordinance. difficult and calls for a spirit of cooperation and mutual understanding of the principles involved between the citizens, the Planning Commission and the While the zoning ordinance now City Council. in- operation in Newport Beach is not a static instru- ment, it should be subject to amendment, only if the conditions upon which the regulations have been based 3.5 Subdivision Ordinance. have changed materially, or if changes in the economic and social characteristics of the community have re- quired changes in the Master Plan which should be re- The Subdivision Ordinance pre- flected in the Zoning Ordinance. There should be sented as a part of the Master Plan designates the compelling reasons for any zoning change. .Mere lack Planning Commission as an Advisory Body to the City of objection-"should not be a factor in any decision Council with regard to action on subdivisions. regarding a zoning change. Tentative maps of land subdivis- There are certain cardinal grin- ions are required to be submitted to the Planning ciples which-should govern members of Planning Com- Commission for review and approval. Street layout, missions in the performance-of their duties. Their lot orientation, size and shape of lots are checked performance is a very important one in that the con- to see if they fit into the overall plan for com- trol of property values and the stability of the munity development. community lies largely in their hands. They are in- trusted with an exercise of one aspect of the far Standards for lot sizes, and reaching police power of the State. They must al- street widths are set forth as well as general im- ways bear in mind that the issue before them is provement requirements. The ordinance requires that never primarily the profit or loss to a particular standard specifications for improvements shall be individual, but the maintenance of such a system of adopted by the City Council, upon receipt of recom- zoning as will best serve the interests of a city as- mendations of the City Engineer and Planning Com- a whole. The Planning Commissions have great powers, mission. but those powers are circumscribed and confined with- in -the limits of the law governing zoning. They do not have unlimited discretion to decide the issues 3 .6 Recommendations. before them for unlimited discretion would be un- democratic. Planning Commission members should not be "swayed by favor or prejudice or otherwise. They 1. That the Zoning Plan be ad- must arrive at a decision in conformity to the zon- ministered in accordance with law as a guide for the ing law and based on a reasonable conclusion from best development of land within the City of Newport the facts before them. Beach. Regardless of how carefully 2. That the City urge the County prepared and sound a zoning ordinance and plan may of Orange to consider the pattern set forth in the Master be, its benefits, like those of the best Master Plan, Plan for the City and adjacent areas. will not be realized unless it is conscientiously, intelligently, energetically and fairly administered. - y -48- 3. That the City Council and The purpose of the latter is to train the individual the Planning Commission hold joint discussion meet- mind; to teach the child to think as well as to memo- ings at least once annually to review zoning and rize. The purpose of group recreational activities subdivision problems and policy. however, particularly those involving team work of some kind, is to educate the child in making social 4. That the zoning pattern be adjustments; in learning to give and take with his changed only when there is a compelling public associates. In this connection, habits and attitudes necessity and when it is in the best interests of learned in early years influence characteristics to the City as a whole. be displayed by the adult in later life. Viewed in this light, it is obvious that the presence or lack 5. That the zoning plan be re- of satisfactory group relations with children of viewed by the Planning Commission each year and the similar age may have an enormous influence on the amendment procedure by Commission initiative followed character of current and future generations. to make any additions, changes or modifications deemed necessary to better accomplish the purpose of The tragically overcrowded the Plan. conditions of our penal and correctional institutions of various types in California, is striking evidence of our failure to take preventive steps to solve the SECTION 4. ) Park, Recreation and Waterfront problem. The long-range answer is not to be found Plan. in the negative approach of building more and bigger jails, penitentiaries, and insane asylums. Eventually 4.1 General Considerations we must meet squarely the challenge of providing satisfactory home and community environment. Adequate park and recreation F facilities "are now regarded as an essential in To make necessary recreation oppor- American communities and a must for those cities that tunities available, public- funds must provide the open desire to progress with the nation. spaces, general facilities, and leadership for a diversified program for the whole community. These Parks have long been recognized public provisions must be supplemented by voluntary as important features of well-planned cities and towns. membership associations such as those financed by the More "recently has come recognition of the necessity Community Chest. Homes, churches, private clubs and for spaces, facilities and programs for active recrea- other forms of individual and group initiative play tion. This-necessity grew apparent as cities became the most important roles in the leisure time of the more congested; new ways of living took away the open people. spaces where children formerly played. Cars and trucks have turned streets into virtual death traps. The responsibility of the school Commercial types of amusement fail to answer the de- systems and the municipality in providing parks and mand for wholesome recreation for children and youths. recreation is closely related. Close coordination by school authorities and city officials leads to a Due to rather general misunder- better distribution of facilities and supervision and standing- of the purpose of organized recreational mxe efficient operation of the park system. The programs, there is some tendency on the part of the major principles which should be observed in selecting average citizen to regard them as agreeable luxuries. school sites also applies to playgrounds and parks. A strong case, however, can be made for the position Thus economies in first cost and operation can be ef- that recreation is as important a part of the educa- fected by combined action which will provide an educa- tional process as is the learning of lessons. tionai recreational and social center for a neighborhood. -49- It has long been recognized that 4.2 Recreation Standards. well developed parks, playgrounds, parkways, and pub- lic building sites contribute more to the desirable- appearance of a city than any other factor. They not While the requirements for recrea- only serve to create a favorable impression on the tional facilities of an individual city will- vary traveler but also instil a sense of civic pride in according to the characterittics of the City, certain the citizenry. This civic pride results in better general standards are set forth below as a guide. maintained homes and gardens, a more contented and stable population, and an increase in owner-occupancy 4.21 Types. of homes. Most recreation areas provide A recreation and park system ' facilities for various age groups and although this is must be on such a scale that it can be properly main- desirable it is customary to distinguish between areas tained and operated within a cityts financial ability. according to functions. The standard types of recrea- The acquisition of large areas of land which the city tion facilities are listed below: cannot afford to develop or which it cannot maintain and operate after development, are a discredit to the 1. Play areas. city involved and usually jeopardizes the entire re- creation program. At the same time, it is necessary a. Play lots for pre-school to plan ahead so that land may be acquired in areas and kindergarten children. of expected growth before development makes such ac- quisition a financial impossibility. b. Playgrounds for elementary school children. The demands for larger amounts of land for "school, recreation and other public facili- c. Playfields for youths and ties makes it necessary to use such lands in the most adults. efficient manner. Small- scattered parcels of land used for different purposes on a part time basis are 2. Parks. not efficient in comparison to one parcel of larger size as a united facility for full time use. The a. Small triangles, squares, latter reduces the amount of untaxable land and gives scenic or historical sites, the taxpayer the maximum return for money spent. etc. A balanced recreational program b. Neighborhood parks. to meet the cityts needs can be accomplished by follow- ing a long term plan developed on a sound basis and c. Large parks and picnic areas with flexibility to meet changing conditions in the within cities. City. d. Outlying parks and picnic Newport Beach is much different areas. than the average community in that its waterfront provides- many recreation opportunities in boating, 3 . Parkways. yachting, fishing, swimming, beach sports etc. The harbor and beach areas have been major factors in the drawing of thousands of visitors to Newport Beach, as well as providing recreational opportunities for resid- ents of the area. -50- 4. Miscellaneous Active Recre- 1/$ - 1/4 mile ation Facilities. service radius (Note - because of a. Swimming pools, tennis supervision and maintenance in- courts, golf courses, volved, this type facility is gymnasiums, etc. usually provided in conjunction with playground, playfield or b. City camps, scout camps, park) . etc. Playgrounds - 1.0 acre per 800 c. Beach, swim or play population areas, boating. 2.0 acre minimum 1/2 mile service 5. Special Educational-Recre- radius ational. Play Fields - 1.0 acre per 800 a. Outdoor theatres, band population stands, etc. 10.0 acre minimum 1.0 mile service b. Community centers. radius c. Arboretums and botoni- Neighborhood cal gardens. Parks - 1.0 acre per 1000 population d. Aquariums, zoos, etc. 2.0 acre minimum 1.0 mile service e. Museums. radius Note: It is recognized that only the large cities, Other - Recreation counties or the State can provide certain of Center Building these facilities. - 1 per 20,000 popu- lation Swimming Pools 4.22 Space Requirements and - 1 per 20,000 popu- Service Areas. lation Football Fields Approximate measures for esti- - 1 per 20,000 popu- mating the desirable areas for various types of re- lation creation facilities and their service areas &re as Softball Fields follows: - 1 per 3,000 popu- lation Play� Areas: Hardball Fields - 1 per 6,000 popu- Playlots - 0.1 acre per lation 1,000 population Tennis Courts 2000 sq. ft. - 1 per 2,000 popu- minimum -51- lation Basketball Courts There are seven schools located - 1 per 3 000 within the P community as follows: population 1. The Newport Beach Elementary School opened Schools - (developed in 1922 on Central Avenue between 13th and 14th play area) Street. The school was built in 1922 and was ex- panded in 1946, there is no room for further ex- Elementary - 100 sq. ft. pansion on the site. per student 3 .0 acre 2. The Corona del Mar Elementary School on minimum Carnation Avenue between 2nd and 4th. The school was built in 1945 and was expanded in 1948 and has Junior High- 200 sq. ft. no room for expansion on its present site. per student 5.0 acre 3. The Horace Ensign Intermediate School built minimum in 1949 and expanded in 1950. This school is located in an excellent site which gives it some room for High School- 200 sq. ft. expansion. per student 10.0 acre 4. The Newport Harbor Union High School located minimum on a large site off Irvine Avenue, between 15th Street and 17th Street. This school was built in It is clear that the recreation 1930 and has been expanded several times since. It standards set out cannot be applied in entirety to has adequate area for a good deal more expansion. Newport' Beach. The waterfront and its recreational opportunities, the seasonal fluctuations of popula- 5. The Harper Elementary School located on tion and the large number of property owners who Tustin Avenue at 18th Street.. This school was built live in the community only part time allow the use in 1950 on an adequate site and has room for expansion. of such standards only as a very limited guide. 6. The Costa Melia School located on Newport Avenue at 19th Street, was built in 1933 and with land 4.� The Study. now being purchased has room for expansion. The various public and quasi- 7. The Lindburg School located ontOrange Avenue public buildings and areas are shown by the map on at 23rd Street, was built in 1932 and has been page 22 of the Book of Maps. expanded several times since. Additional land is now being purchased to increase the size of the site and The rather limited number of there will be room for expansion. park areas is evident and it should be noted that none of such areas have been developed for recrea- Although the park and school tion purposes. These areas are not adaptable for recreation facilities in the densely developed areas general recreational use except for the area on in Newport, Balboa and Corona are limited, there are Balboa Boulevard between 36th and 38th Streets. large beach areas available to the public to offset such limited facilities. -52- At the present time various Over 4,000 boats, the majority • recreation and adult education programs are carried pleasure craft, use Newport Bay as their home port, out in the school system. Full recreation use of and a large portion of the Bay waterfront has been existing school sites should be a primary step in developed with homes with a pier or mooring for the recreation program for the Newport Beach area. boats out from each home. In a report to the Harbor Com- These facilities are used ex- mission" in 1949, Mr. R. L. Patterson, Consulting tensively and Mr. Patterson has indicated that the Engineer for the District indicated the following Harbor is almost to its capacity both as to the use of water frontage along the Bay: mxring of boats and use of the water frontage. That the Harbor serves visitors Lineal Feet Percent and seasonal residents is evident with over 70% of the boats in the Harbor owned by persons whose legal (a) Public Use 21,000 21.7 residence is outside of Orange County. (b) Community Beaches 4,730 4.9 The ocean beach areas are not used to a maximum, however, it would be impossible (c) Sea Scouts and with the present roadway and parking facilities to American Legion 600 0.6 make much additional use of such areas. (d) Yacht Clubs 2,600 2.7 Balboa Pier and Newport Piers (e) Municipal Trailer are widely used for fishing. Park 920 0.9 There are four yacht clubs, a commercial amusement center, a teen-age center, (f) Residential 46,$00 48.3 areas for the Boy Scouts, Sea Scouts, and Girl Scouts. Theatres, a dance pavilion, tennis courts (g) Boat Mooring Pleasure 10,$00 11.1 and other miscellaneous facilities complete the (h) Commercial 7,950 $.2 recreation picture. Expenditures for recreation (i) Commercial Fishing 1,600 1.6A purpose by the City, as shown on-the'.£olloking' phge by 'the tabulation- from the Aiinual' Report of the- Total 97,000 100.0 State Comptroller, are in keeping with expenditures Public use shown on the table for cities of like size. does not include private frontage in the Balboa area that has been used by public for a long period of time. -53- RECREATION EXPENDITURES Study of the problem has shown 1950-51 Fiscal Year that there is a definite need for a balanced recrea- (Annual Report - State Controller) tion system, with parks and playgrounds as well as waterfront facilities, serving the City as a whole. The study also indicates the real need for obtaining Population Per Capita sites for parks and playgrounds prior to or concurrent Expenditure (1950 Census) Expenditure with the subdivision or improvement of lapd presently undeveloped. 73 Corona 49,903 10,219 4a$$ An important part of the program 62 Colton 629425 14,420 4.32 for park and recreation improvements involves a general beautification of the City through the proper 64 Pittsburg 37,464 129662 2.96 use of street trees. A study and report on street trees within the City of Newport Beach is set forth $2 Redding 6$,949 10,137 6.$0 at the end of the park and recreation plan on page 62. 90 Hayward 60,707 14,273 4.25 77 Oxnard 359038 21,519 1.65 70 Watsonville 209419 119516 1.77 $3 Petaluma 67,739 109390 6.52 45 Redwood City 859669 25,342 3 .3$ 120 Newport Beach 55,102 129220 4.51 A limited supervised recreation program is put on by the City and the School Dis- tricts. A council appointed Parks and Recreation Committee has done a good deal of work on planning for new parks and recreation facilities. The City Planning Commission has also given a good deal of consideration to the problem. The major obstruction to a real recreation program has been the multitude of conflict- ing interestso The physical separation by waterways of the several sections of the City of Newport Beach have resulted in each area desiring a complete recre- ational system. This, obviously, cannot be provided within the ability of the community to finance. -54- 4.4 The Plan. The Plan proposes combination playgrounds-playfields on the beach adjacent to the 4=41 ProposAls. Prop ort Beach ertyNorthEofmBaysideSchool Drive and West the oflrvie Marine Avenue. The Master Plan shown on the following page sets forth a comprehensive system A series of special recreation of recreation, park and waterfront facilities to facilities are proposed in the area along Bayside serve the Newport Beach area. Drive through Corona del Mar. This area is now used as a drainage channel and is an eyesore to the The Plan shows existing community. With drainage conduit and fill, it would facilities including schools and the service areas provide a long although rather narrow strip of land of the playgrounds and playfields. for public use. Generally elementary schools The Plan proposes tennis, bowl- are considered as supplying play areas and equip- ing and general play use be made of this strip. Its ment at least equivilant to a playground, and high width will limit it from serving as a full playfield schools of meeting the requirements for playfields. or playground facility. The general location of three The most important feature of new elementary school sites are shown on the plan. the future Newport Beach Area is the development of The facility North of Corona del Mar should meet the Upper Bay. This development will provide a playground-playfield requirements as should the tremendous additional water area, and allow for good proposed school in the central portion of the Upper residential development of the surrounding land. It Bay area. - The school near the Palisades area need will provide areas for additional boat mooring facil- only meet playground requirements. ities, and water frontage for recreational as well Study of the Plan shows the as residential purposes. multitude of existing recreation facilities. The Master Plan proposes the Actually Newport Beach has more to offer from a cutting of a new channel to serve as access to the recreational standpoint than many cities of similar Upper Bay. This proposal is shown on page 10 of the size. Book of Maps. In order to provide balance to A high level bridge to serve the the system the Plan proposes the development of Coast Highway and allow for access for large craft in playgrounds in West Newport in the Lake Tract, (see the Upper Bay area. The existing channel near 17th sketch- on page 57) on the beach in Balboa at "F" Street, adjacent to the high bluff, will not be Street, (see sketch on page 23 of the Book of Maps. ) disturbed. The new channel, is considered essential for providing access to the Upper Bay as well as allow- Playgrounds are also set forth ing for proper operation of sailing craft. on the Plan in connection with the Horace Ensign Elementary School and the Corona del Mar Elementary Several islands are set forth to School. be used for residential purposes. -55- CITY OF / °F4NGE COUNTY NEWPORT BEACH I� 91FPOR{ \ / - 8 ADJACENT AREA \AAI� CALIFORNIA 54 NTH ' qNq =oD SGLLE �. EEET \\ COLNigy \\\ Oi US I - HAHN,CAMPBELL 9 ASSOCIATES PLANNING CONSULTANTS PARK, RECREATION P t H °EN<ER \ f� ° - PNV �,' AND WATERFRONT °pPN c(OIE(,E pECFEP aoJNaZ PLAN °aH / LEGEND s°°t e`aeE G° / / �'-Cy�\ \� ������ •,•v/ .•• SCHOOLS \\\\\ \\\\�:� •���� PROPOSED SCHOOLS PUBLIC GOLF COURSE a \\\\\ PUBLIC BOAT LAUNCHING RAMP \ • ° '�\\ \ \ \ YACHT CLUB PROTECTED SWIMMING AREAS \\Y PICNIC 8 BEACH AREAS SPECIAL RECREATION AREAS v"vv GROINS QO^ PLAYGROUND—PLAYFIELD / \�\ �� (SERVING AREAS WITHIN ONE MILE ) \ Q • PLAYGROUND \ ' (SERVING AREAS WITHIN 1/2 MILE .I // • ESe \\��\\ r \\�� PROPOSED UPPER BAY DEVELOPMENT M Lj1 I l 01 I, 1 SCNti UPSE \ 1 � / V �.— �• ,�v� vv vvv�y v``vvvlllllyv`w�1 oe" DOLT °0 � � '"PORT U >N v� 20 � o �� a� v � a o lu, G oaoo� o du OOP - r ���DOO Q0� o •a :. _ =__ \ �\ HE LLE ice'•/•� �. O ;�o J ® — IsY PTwf � . a.ao _ see :. /✓ 79 • 444 e A N 0 C 1plro //Lro clK�/MM/�/6 /�eE.q PROPOSED PLAYGROUP D keWI)CWT [SLAMO, NEIVPCW r AeAC# LAKE TRACT PARK MArgcus j �nrE- W M S Cabanas ' ..I — 1 I ^'a j Kerena,vsue7 ryrm rut ,Ac l t-PJAY AREA q7777777—_ �rH611- I j} I CHIT i)F�x 7— a 03 AID A G�cul�,vllf ZATHIM5 �OOL o —.. o so' `�. 160' SCALE I lu FEET L A/SE AVe. SeAVlEw AYE. t j . Q Q h BEACH EGEVAT/ON a e i BAY VIEW OR/VE Q \.V 1\ OCEAN \,�6. � „ J�I I.'FBwh,I w.I � r� � T —� II' W tic Ov Bai FrN Ii , \` II�- FUTURE AOOrr/ON .S/OE E'GEVAT/ON SECT/oN A-A .I y ..1i d 1tu Il� �� 4•' 1' ��III I, t \� is�,III�j �' J. nrR Haute x„r _�qc FB / L/FF L e CewcaerE PUBLIC BEACH rvma -__ 6mC�LLL I I I I i I ASN(T OOM � M[Nr OFESYNO fR�oM 4YOM S OFEs5 N6 FboM �\Y���ZZy22��>`� .'' ..�• L� L eerNw M �' n � \ � _ - � I- /� P•LL w� M.REsr Rw e W.Resr RM, 1 Cwrwrt Awu ner�wva r • _�l �\ � / LIFE L/xr _ F000 CONC<tt/ON Sw[E QRFNR.[ C rvCE 'iL/mrvP 5_w' BcwcR �cV i I Af R[tr RM W Fsr Rm. ss/oN Go PACIFIC OCEAN oe. V �\ / Furvwr rAvavivN .� Caxcnrre �[w HARBOR ENTRANCE \ J / A BrrrcN AREA EASr ,ErTy\ �' SUGESTED DEl/ELOPMENT PLAN \ FLOOR PLAN Mrxv Oaearxv Rnr 13.Z4064 I WoMrNs OxssrNs FA. /04 0 Bwsro R. /064 I Onrrtr RM /J 7 0 .Tro sGb F sr.P s W/ Fkrr Fin. T/) J Buer /R fEA Foxe Comex� 3/ &J I Sr[rr S A�+[ewvcrrvow /97S 0 ` Tarr,[�,v¢Aau JSIA/ Torn.�N6 X", JS60 P �\ SUGESTED 54FH HQUSE `44B&,'Ae sao° \ Toru BuaaN¢A/y3000 F rvwr Avcmaw 3 SOD/ Suu 1®/NF Er CORONA DEL MAR STATE PAPK Bt-ACH CORONA DEL MAP STA TE P4PK 6f-ACh` • PRERAR£O BY PREPARED QY ItQdN, CAMPBELL 6 ASSOCIATES PLANNING CONSULTANTS 11A111V, CAMP.BELL S 4S5OC14reS P1AA1N/1V6 CONSULTANTS BURL/NGAME, CALIFORNIA BORUNGAME, CAL/FORN/A SERTEMBER /949 SERTEMBER /949 nawxf vwwy'aaaea[w�[wauwx�.ar The development plan also Protected swimming areas are proposes a number of beach areas and protected proposed along the Bay side between 15th &nd l9th swimming areas to be open for the public. Boat Streets and between 9th and loth Streets. Protected loading ramps are proposed as shown on the Master swimming areas are also indicated on the North side Plan. of Via Lido and along the Beaches of Balboa Island. In the lake tract at the junction of the Rivo Alto A playground and playfield and Realto it is proposed to set out a protected is proposed in connection with the Upper Bay swimming and diving area. (A sketch of this facil- development. The plan also indicates a proposed ity is shown on page 57 of this7repor£.7 recreation center at the Fair Grounds as meeting playground-playfield requirements. The Orange A swimming pool and bathhouse Coast College is considered as supplying play- is proposed on the beach adjacent to the Newport ground-playfield area. Pier, a second one is shown adjacent to the Balboa Pier. The waterfront development plan for the Upper Bay area must by its nature Boat loading ramps are shown be tentative until sufficient engineering studies adjacent to the Arches off the Coast Highway and can be made to enable the drafting of a detailed on the opposite side of the channel at Central- plan. Avenue. These in addition to the existing boat ramp off Bayside Drive in Corona del Mar. It is believed that an all " out effort by the various interests involved The Plan proposes the develop= should be made to provide for the early develop- ment of a public golf course North of the Coast High= ment of the Upper Bay area. way between McArthur Boulevard and Marine Avenue, and also suggests the possible usage of the planted area The Master Plan sets out a between Cliff Drive and Ocean Avenue for a natural series of- Beach and Picnic areas along the ocean- amphitheatre. side and proposes a complete development of a concession picnic and beach area East of the Harbor A number of small play areas Entrance at the State Park (see pagb:57"of'thi's are also set forth on the plan. teport f)-' In order to retain a beach area and to prevent serious erosion it is suggested that consideration be given to the construction of a series of groins North-West of the Newport Pier along the oceanfront. -58- 4 4.42 Timing of Improvement Plan A preliminary schedule to serve as a guide in the timing for the construction of various improvements proposed under the Master Plan is set forth hereunder: Time Phase 1 - 1952-1955 Time Phase 2 - 1956-1960 Time Phase 3 - 1961-1965 Time Phase 4 - 1966-1970 Project: Sponsor Site Acquisition Construction 1. Playground on beach off "G" Street. City City Owned 1 2. Playground on Lake Tract. City City Owned 1 3 . Play&ound and Playfield at Newport Beach Elementary. City City Owned 1 4. Playground and Playfield on Irvine Property North of Bayside and West of Marine Avenue. City 1 1 5. Playground and Playfield at the proposed school site North of Corona del Mar. City 1 2 6. Playground facility at the school in the Prior to Concurrent with Palisades area. District Development of area Development 7. Playground and Playfield at the school Prior to Concurrent with centrally located in the Upper Bay area. District Development of area Development 8. Playground and Playfield at the North end Prior to Concurrent with of the Upper Bay development. County Development of area Development 9. Playground and Playfield at Fair Grounds. State and District District Owned 1 and 2 10. Bayside Drive Strip. City City Owned 2 and 3 -59- 4 Project: Sponsor Site Acquisition Construction 11. Upper Bay Development. Harbor District City County Stage Development Federal Govt. 1 to 4 12. Public areas in the Upper Bay. City Prior to Concurrent County Development in with Development areas Development 13 . Ocean Side Beach and Picnic areas. City City Owned With Development of Beach Parkway 14. Picnic - Beach - Concession Area - Corona del Mar. City State 1 15. Groin construction. City Federal Govt. None Required 1 16. Protect swimming areas City City Owned 1 and 2 17. Swimming and Diving on the Rivo Alto. City City Owned 1 18. Swimming Pool and Bathhouse - Newport and Balboa Piers. City City Owned 2 19. Boat loading ramp near the Arches. City County County Owned 2 20. Boat loading ramp at the end of Central Avenue on the Channel. City City Owned 1 21. Golf Course. City 1 2 and 3 r 22. Amphitheatre between Cliff Drive and . Ocean Avenue. City City Owned 2 23. Small play areas. City or District 1 When Warranted -60- 4.43 Recommendations. i. That a citizens committee be formed to work toward the development of the Upper a. That the Park, Recreation and Bay, such committee to be composed of representa- " Waterfront Plan be reviewed at a joint meeting of tives from each of the following: City Planning Commission, City Recreation Commission, The City Planning Commission, County Planning Commission, School Board and Harbor the City Recreation Commission, the City Council, Commission. the Harbor Board, the County Planning Commission, the Board of Supervisors, the Irvine Company and b. That the Plan with modifications the Chamber of Commerce. deemed necessary, as the result of such joint review, be adopted by the various governmental units as a j. That a joint review of the long-term general guide. Park, Recreation and Waterfront Plan be made annually to consider any modifications deemed c. That a detailed improvement pro- desireable. gram for facilities within the City be set out by the Engineering Department. d. That the above mentioned program be submitted for joint review by the Planning and Recreation Commission and transmitted with their recommendations to City Manager and City Council. e. That the-City work cooperatively with the` School Board in providing for proper facili- ties pri school sites. f. That the School District submit Plans for developinen£'of- playground and playfield areas to the Planning Commission and Recreation Commission for study and correlation with the C i t y*s program and that recommendations of the Commission on such- be trans- mitted to the School Board. g. That there be complete coordina- tion of recreation leadership between City and School District. h. That a definite portion of funds be set aside for recreation capitol improvements in the City. -61- -:;0TTnM 5.0 Tree Planting. with the responsibility of selecting suitable street trees may well examine trees growing in the locality under approximately the same soil, climate, moisture, 5.1 General Considerations, and cultural conditions as found at the proposed sites. Species which are doing well and which ex- The beautiful cities of tomorrow, hibit the size, form and crown density desired can will- be those cities that scientifically plan, plant be chosen with confidence. More species of trees and maintain their street trees today. There is little can be grown in Southern California than in most question that a proper street tree planning and plant- other sections of the United States. Newport Beach ing- program would be of inestimable value to Newport is very fortunate in that there are a great many Beach. Well planned street trees along with their reputable Nurseries located near by. Availability aesthetic value, actually increase the dollar value of of suitable street trees in Southern California is the properties they beautify, offer cool shade on the not a major problem. warmer days, aid in absorption of carbon monoxide (from automobiles) , aid in the control of moisture, act as dust screens and deaden traffic and other noises. 5.2 Existing Trees. Planned street trees don't cost, they pay8 All planning authorities agree that street trees are here to stay. Existing street trees are in- Conditions vary so widely in Calif- icated on the map on- page 27 Book of Maps. - - ornia that tree species must be selected with care. Corona del Mar and some of the Some trees are moderately drought resistant; some will newer subdivisions are the only areas in Newport - stand heat if given adequate irrigation; some can sur- Harbor where trees were planted according to a plan. vive in frosty locations; some will grow in spite of This program initiated by the original developers persistant winds; some trees cannot thrive under these now lacks proper control and supervision. and other conditions. Some trees have little' trouble from insects or fungus, others require expensive spray- Improper pruning, lack of pest ing. Maintenance costs must be taken into account when control and general lack of care will gradually selecting "suitable street trees. The initial cost of break down the effect of some of the originall well- most street trees is not excessive. Certain species of planned street tree programs where the trees are now rapid growing large trees should not be planted in existent. narrow width parking strips or where space is limited. All trees planted along city streets 5.3 The Plan. and highways require early and consistent pruning to shape the crown and keep them within reasonable size The following steps are im- limits and with sufficient clearance for vehicular portant to bring about any worthwhile results in a traffic on street and pedestrians on sidewalks. Many planting program. mountain trees do not thrive when planted at low eleva- tions, also many coastal trees do not thrive well in 1. Survey of existing trees. the interior. There isn't a city in the United States that can long afford to plant street trees that are not 2. Adopt a list of desirable, adaptable suited to their particular conditions. Those charged and available street trees for Newport Beach's clim- -62- ate and geographic conditions. 3. Adopt a map or plan indicating the 5.32 Adoption of a list of desirable particular tree to be planted on each individual street trees. street or block, to gain uniformity. This map or plan must be reviewed periodically and changes made if needed. Before establishing the recom- mended list of street trees, the knowledge and ex- 4. Adopt a comprehensive street tree perience of a diverse group of authorities was ordinance controlling selection, planting, care, gathered. Information was obtained from the U. S. inspection and maintenance of new trees, and the Department of Agriculture, College of Agriculture conditions under which old, diseased or improper U. Co . National Shade Tree Conference - Western trees may be removed. (It is important that Chapter and other competent authorities on entomology financial responsibility for sidewalk repair due and dendrology. Park Superintendents of various to tree damage be clearly stated. ) cities have been extremely helpful. 5. Adopt an official policy, etc. In establishing the list of desirable trees two main classifications were first 6. Provide a long range (10-20 years) designated: evergreen and deciduous trees. Each program to plant and care for trees and for its group was broken down into three principal divisions financing. based upon the ultimate size of each tree; small, medium or large. Small - 10 to 20 feet in height, medium - 20 to 40 and large - 40 to 60 feet. 5.31 The Survey. Before any particular tree was The survey of existing street classified as desirable, whether evergreen or decid- trees has been accomplished (see map dn`paga 27 'Book uous, the following measuring sticks were applied: of Maps) . The map of existing street trees shows which trees predominate on various streets. Some Desirable street tree characteristics. of these trees even though predominant, are not the best tree for the area and should be interplanted A. Adaptability to climatic conditions. for the time being with a tree more appropriate to Is the tree hardy in the Newport Harbor climatic and soil conditions, width of street, width area? of sidewalk, width of planting space, setback of houses, type of zoning and location of utilities. B. Adaptability to soil conditions (variable The same planning consideration must be given these throughout the city. ) interplanted trees as is given to the trees set out Will the tree thrive here? in the newer subdivisions and original plantings. These newly planted trees should be referred to as C. Adaptability to width of space for the "official trees." The existing trees should be particular tree. referred to as "interim trees" or "unofficial Does the tree require more space than is trees" as the case may be. See page 67 for defini- available? tions of official, interim and unofficial trees. D. Rate of growth of tree. Does the tree grow slow, average, or fast? -63- E. Ultimate size of tree. 5.33 Recommended street trees for Is the tree small, medium or large? Newport Harbor. F. Resistance of a particular tree to local insects and tree pests. E - Evergreen ML - Moisture Lover T - Tender Is the tree relatively pest free? D - Deciduous DR - Drought Resistant HH - Half Hardy S - Small U - Upright H - Hardy G. Type of wood of the tree. M - Medium P - Pyramidial FC - Fall Color Is the tree brittle? L - Large RH - Round Headed 5,50-Width of wa H. Shape of tree. and kheightgofred Is the tree pyramidial, upright, tree at maturity round headed? (in feet) . I. Type of root system of the tree. Will there be a minimum of sidewalk 1. Black Acacia Acacia Melanoxylon damage? E - M - DR - . 5450 H - RH J. Type of foilage (deciduous trees) 2. Bronze Acacia - Acacia Pruinosa and whether leaves fall all at one E - K - DR 5;50 H - RH time or over a period- of time. Does the tree have large leaves or 3 . Golden Wattle - Acacia Prycantha small leaves and is the tree messy? E - S - DR 4J40 HH - RH K. Resistance of trees to wind. 4. Silk Tree - Albizzia Julibrissin Will the tree stand the wind? D - L -DR 5;50 H - RH L. The amount of-water required by a 5. She Oak - Casuarina Stricta particular tree. ' E - M - DR 5150 H - U Is the tree a moisture lover or is it drought-resistant? 6. Showy Bottlebrush - Callistemon Piminalis M. Ultimate life of the tree. E - S - DR 4435 - H - RH Is the tree long lived? 7. Cape Chestnut - Calodendron Capensis D - M - DR 4;40 HH - RH N. Cleanliness of the tree. Is the tree a clean tree? 8. Carob - Ceratonia Siliqua 0. Availability. E - M - DR 5f50 H - RH Can the tree be readily obtained in 9. White Lily Tree - Crinodendron Dependens Southern California? E - S - ML 4T35 HH - RH P. Initial cost. 10. Green Dracena - Cordyline Australis Is the tree reasonably priced? E - M - DR 5150 H - RH -64- 11. Guadalupe Palm - Erythea Edulis 25. Ca3eput Tree - Melaleuca Leudodendron E - M - DR 5150H - RH E - L - ML 5150 HH - RH 12. Yate Gum - Eucalyptus Cornuta 26. Seaside Bottle Brush - Melaleuca Stphelioides E - M - DR 5450 H - U E - M - ML 145 HH 4t _ - 13. Scarlet Gum - Eucalyptus Ficifolia 27. New Zealand Christmas - Metrosideros Tomentosa E - S - DR 4140 HH - RH E - S - ML (Tree 4140 HH - U 14. Red- Iron Bark - Eucalyptus Sideroxylon 28. Myoporum - Myoporum Laetum E - M - DR 5;50 H - U (Rosea E - S - ML s — 4?40 HH - U 15. Australian - Bush - Cherry - Etzgeriia Paniculata 29. Canary Island Pine - Pinus Canariensis -E - M - ML 4145 HH - U (Australis E - L - DR 5450 H - U 16. Pyramidal Gingko - Gingko Biloba (male) 30. Italian Stone Pine - Pinus Pine D - L - ML 6150 H - P - FC E - M - DR 5150 HH - RH 17. Sea Urchin - Hakea Laurina 31. Cluster Pine - Pinus Pinaster E - S - DR 4140 HH - RH E - M - DR 5150 18. Jacaranda - Jacaranda Minosifolia 32. Orange Pittosporum - Pittosporum Undulatum D - M - ML 4145 HH - RH E - M - DR 4.r45HH - RH 19. Glossy Privet - Ligustrum Luccidum 33 . Karo - Pittosporum Crassifolium E - S - DR 4140H - RH E - S - DR 4140H - RH 20. Sweet Gum - Liquidambar Strociflua 34. Buddhist Pine - Podocarpus Macrophylla D - L - ML 5150H - U - FC E - S - ML 4445 H - U 21. Chinese Sweet Gum - Liquidambar Formosana _ D - M - ML 4445 H - RH - FC 35• Carolina Cherry Prunus Carolinians E - M - ML 4145 H - U 22. Tulip Tree - Liriodendron Tulipifera 36. Holly Leak Oak - Quercus Ilex (too much D - L - ML 6160 H - P E - M - ML 5450 H - RH (water-not 23 . Bull Bay - Magnolia Grandiflora 37. Southern Live Oak good) _ E - L - ML 6160 H - RH E - L - ML Quercus Virginiana _ 5$60 H - RH 24. Narrow Leaf Bay - Magnolia Grandiflora 38. Soa bark Tree - E - M - ML 5150 H - RH (Lancelata E p Quillata Saponaria - S - ML 4145 - H - RH -65- 39• Chinese Elm - Ulmus Parvifolia resistance, drought tolerance and for other desir- E - L - ML 5*50 H - RH able factors including, especially, emphasis on safety to the owner and to the property of others. 40. Siberian Elm - Ulmus Pumila E - L - DR 5;5OH - RH 5.42 Street Trees - Business Districts. 5.34 Special Purpose Trees. Many cities in all parts of No list of recommended trees the United States are recognizing the importance of would be complete without a list of special purpose beautifying the business districts with trees. Trees trees which should be used with considerable judg- can be either planted in large tubs or boxes or ment. . The following trees are not suggested for planted in suitable rectangular holes in the side- extensive planting, but rather for planting in small walk areas. This latter method is preferred by most groups, The proper use of these trees will add cities. The hole size should be at least 22 feet by variety to the program and add considerable beauty 5 feet, six inches from and parallel to the curb. and color to the overall tree pattern of the city. Drain tile must be provided for irrigation and aira- tion. Trees so planted require water once a week. Ceanothus Arboreus Catalina Ceanothus Trees planted in tubs or boxes require watering three Eriobotrya Japonica Loquat times per week during the summer months. Smaller Erythrina Crista-Galli Cockspur Coral Tree trees should be used in both cases, such as Crinoden- Ficus Retusa Glossy Leaf Fig dron Dependens. Fremontia Mexicans Premontia Hibiscus Waimeae Hawaiian Hisbiscus Hovenia Dulcis Japanese Raisin Tree 5.43 Trees in Beach Areas. Juniperus Torulosa Twisted Juniper Nerium Oleander Oleander Punica Graratum Pomegranate A few trees will grow in the beach area. Some trial and error methods may be necessary. Proper staking and certain other precautions must be 5.4 Summary of Tree Study. observed. Hakea Laurina is an excellent small tree for seaside use. 5.41 Street Trees - Residential Areas. 5.44 Grasses - Beach Areas. Homeowners, landscape architects, nurserymen, City Councilmen, City Planners, and Park Most grasses will not thrive in Commissioners are faced with the task of solving some beach areas. There are several new hybred grasses that of the common and more difficult street tree problems. may be superior to what is presently available. They This study has previously stated that shade trees for are hybred Bermuda grasses known as "Tipton 27 and U 3 ." street planting must be carefully selected for proper They should be tried in small areas at first. They have size, strength, availability, foilage, flowers, frost remained green all winter in various trial plantings -66- throughout the United States. They do not have many of the disadvantages of the ordinary Bermuda Grass. 5.5 Suggested Official Policy. Generally speaking, trees in this classification although desirable from many standpoints grow too large for the narrow planting The following is suggested as an space between the sidewalks and curbs, and/or official policy governing the designation, planting, growth too large for the street width. Because of • maintenance and removal of trees along the public this factor trees in this classification are not streets, avenues, highways and other thoroughfares. considered official trees, but because they do add character and beauty to a street, and because they temporarily produce a harmonous, pleasing effect, 5.51 Planting Official Trees. it is felt that they should be maintained until such time as an official planting of the entire block or section can be made. However, street plantings "Official trees" are defined as which are defined as "interim" plantings will be long-lived,- slow-growing trees planted under the replaced by official plantings of suitable small provision of Ordinance which trees have been deciduous or broadleaf evergreen trees in accordance planted along the streets of Newport Beach in accord- with a long range tree planting program. Replace- ance with an established plan of street tree planting. ment of interim trees by the city will be done only All "official trees" are established by resolution of after a survey has been made and the report of the the Planning Commission. findings has been submitted to the property owners in the affected area. After the property owners have had an opportunity to express their opinion on 5.52 Interim Trees. the survey, the Planning Commission will recommend whether the interim trees shall be replaced with "Interim trees" are defined as official trees. large, long-lived trees which were planted in blocks or groups along the city's streets prior to the enact- 5.53 Unofficial Trees. ment of the street tree ordinance, or trees planted as a part of the "official tree" program subsequent to the enactment of the street tree ordinance and "Unofficial trees" are generally which have been subject to attach by insect pests and found along streets as scattered specimens and are diseases, rendering them unsatisfactory as street defined as being trees which are normally brittle, trees, or to be otherwise found unsuitable for their short-lived, rapid growing, fibrous rooted trees respective locations. Furthermore, trees falling in which were planted prior to the enactment of a tree this category must at the time of approval by the planting ordinance, or trees planted in violation Planning Commission represent a planting of a single thereof. Because of their habit of growth and fib- specie of tree which comprises at least 60% of all rous root system, they break sidewalks and curbs, the properly spaced tree planting locations along get into sewer lines and are the cause of considerable both sides of the street throughout any given block nuisance throughout the city. Replacement of these or a continuous number of blocks along any given trees with official trees will have a high priority street. The Planning Commission may, therefore by in the long-term tree planting. resolution, class such trees as "interim trees." -67- 5.6 Maintenance. Maintenance of unofficial trees will be held to that necessary to keep the tree safe, 5.61 Official Tree Maintenance. or to provide proper visability at intersections or to keep the trees raised to a height that will NOT The cite will, on official trees, interfere with vehicular traffic. provide complete maintenance. This will include Permit may be given to property staking, fertilization, watering, pruning, spraying, owners for removal or pruning of unofficial trees at sidewalk repair, and replacement of official trees the property owner's expense. which may die or be destroyed. Work on official trees will be done in routine manner. Official trees will not be 5.7 Recommendations. approved or planted in a planting strip which is less than 2 feet in width between the sidewalk and curb. 1. THAT a comprehensive street tree ordin- ance be adopted. (A suggested ordinance The planting of shrubbery be- is set forth in Appendix IL) tween the sidewalk and curb will not be permitted under the official street tree program. Ground cover 2. THAT an official list of trees be adopted. planting in the planting strip will be encouraged. 3 • THAT a map indicating the master tree planting plan be adopted. 5.62 Interim Tree- Maintenatce. 4. THAT an official policy be adopted on "official", "interim", and "unofficial" Maintenance of interim trees trees. (Some considerations are outlined will be similar to that given official trees,, except in Paragraph 5.5) that permits may be given to individual property owners to trim or remove these trees. Interim trees 5. THAT a long range program of tree planting that die or are destroyed will be 'replaced only with and maintenance be adopted. official trees. Furthermore, official trees will have priority in the maintenance program. 5.63 Unofficial Tree Maintenance. It is planned to remove all un- official trees from the planting areas, at no expense to the property owner, except the repair to sidewalks adjacent to such trees which will be done at the pro- perty ownerts expense. A priority list will be established for removal of unofficial trees, based • primarily on species of trees. -68- SECTION 6.0 Public Buildings The school serving as a com- munity center as well as an educational and recre- 6.1 General Considerations ational center makes for neighborhood solidarity within a tract or development for after school The conduct of government and and evening activities. the furnishing of public service in a city requires public buildings of various types such as schools, Public building groups have libraries, hospitals, fire houses, city hall etc. been prominent features of all planned communities, ancient and modern. High standards of design and While in larger cities separate even architectural merit are expected of public buildings are usually required for the various buildings. Buildings so designed require open functions of city government, small cities can spaces about them for appropriate setting without usually more efficiently provide governmental services which much of the effort and money spent on design using only one or two key buildings. In any case, and appearance is likely to be wasted. Assuming public buildings represent a large public invest- comparable setting for, and open spaces about, each ment and the value of this investment is dependent building for enhanced appearance, for protection on the quality and efficiency of the service the against fire and against undesirable adjoining buildings will furnish throughout the useful life building developments, smaller aggregate acreage of the structure. will be needed for the same buildings if they are combined into a group, than if they are located on Schools, hospitals and other separated sites. Consequently, other things being public buildings not directly connected with city equal, economy of site acquisition should result government are none the less important to the wel- from grouping public buildings into a civic center. fare and convenience of the general public. The public buildings of the Schools are essential features community reflect in no small measure the civic of the community, but they often receive less atten- interest and cultural attainments of its citizens. tion with regard to proper location and their effect The locating of such buildings in accordance with a on adjacent residential development than most other carefully thought-out, harmonious plan, in a civic features that make up the community. A strong center, is a manifestation of solidarity of community tendency exists among some school boards to wait for feeling and civic consciousness. a need to be created, and then attempt to salvage a site from the remaining land. Such results are un- satisfactory to the developer and to the community. 6.2 Existing Facilities The need for schools is a pub- In order to evaluate the lic responsibility, but the alert developer will necessity of various public buildings, consideration look to the school needs of the future occupants of must be given to existing public facilities and the his development, for without such forethought, sales need for enlargement, replacement or addional struc- will be handicapped. The presence of elementary tures. schools is a drawing card for interest. -69- The existing public facilities Newport Beach at the present in Newport Beach are set out on the map on page 17 time has no Civic Auditorium. Because of its of the Book of Maps. character as a tourist community the need for such building is clear, for both the tourist and for Study of the public buildings local use for public functions. problem indicates that the City has accomplished a good deal in providing proper facilities for essen- There are seven schools located tial governmental services. within the area, four (4) elementary, two (2) in- The new and modern City Hall termediate and one (1) high school. on Newport Boulevard at 32nd Street is well located The Newport Beach Elementary School opened and has space for expansion. The need for a fire in 1922 on Central Avenue between 13th and 14th station in Corona del Mar has been met by construc- Street. The school was built in 1922 and was ex- tion of an excellent facility on Marigold Avenue, panded in 1946, there is no room for further ex- just north of the Coast Highway. The main fire pansion on the site. station is poorly located and of inadequate size. With its only access on to the heavily travelled The Corona del Mar Elementary School is on Central Avenue, proper response is severely hindered. Carnation Avenue between 2nd and 4th. The school was built in 1945 and was expanded in 1948 and has The fire station on Bay Avenue no room for expansion on its present site. at Balboa is also restricted in effectiveness by its access on to the narrow and often congested Bay The Horace Ensign Intermediate School was Street. On Balboa Island, a somewhat similar situa- built in 1949 and expanded in 1950. This school is tion exists with the fire station having its front located in an excellent site which gives it some room on Marine Avenue. for expansion. A corporation yard was con- The Newport Harbor Union High School is located structed at the site of the City dump on Newport on a large site off Irvine Avenue, between 15th and Avenue at 15th Street. This excellent new facility 17th Street. This school was built in 1930 and has provides for the much needed quarters for public been expanded several times since. It has adequate works equipment. area for a good deal more expansion. There are six post offices in The Harper Elementary School is located on the Newport Beach area. One is located in Costa Tustin Avenue at 18th Street. This school was built Mesa, one is across from the City Hall, one is on in 1950 on an adequate site and has room for expansion. Main Street in Balboa, one is on Park Avenue on Balboa Island, one is in Corona del Mar on the The Costa Mesa School located on Newport Coast Highway, and another on the Coast Highway at Avenue at 19th Street, was built in 1933 and with land Tustin Avenue. This supplies excellent coverage for now being purchased has room for expansion. postal service in the area. The Lindburg School located on Orange Avenue at 23rd Street, was built in 1932 and has been ex- panded several times since. Additional land is now -70- being purchased to increase the size of the site and there will be room for expansion. Increase in enrollment in the public school system has been at a greater rate than the population increase in the area. Tabulation hereunder sets forth enrollment in the various grade levels for the past ten (10) years and covers the four (4) elementary schools, two (2) intermediate schools and a high school: GRADE YEAR K 1 2 3 4 5 6 7 8 9 10 11 12 ENROLLMENT OCTOBER EACH YEAR 40-1 156 167 154 137 169 158 143 150 146 156 153 149 106 41-2 166 147 138 156 169 151 153 153 150 146 156 143 128 42-3 185 203 225 208 193 195 185 201 ' 147 160 143 153 121 43-4 230 252 260 233 227 205 195 201 177 154 146 131 119 44-5 213 277 257 273 231 234 204 224 184 179 162 141 112 45-6 239 268 304 271 260 240 214 214 217 186 174 154 126 46-7 274 287 238 313 269 251 261 252 236 210 192 179 135 47-8 350 373 356 321 332 314 292 214 269 256 202 196 173 48-9 422 436 353 353 316 323 323 289 263 264 239 213 168 49-50 415 442 431 369 318 323 331 329 288 294 267 244 201 50-1 474 524 428 437 355 310 337 336 .311 301 275 250 203 51-52 631 y yy533 y y546 y 485 y 4339y 395 ' yyy339 y 378 yyy y344 325 y 301 255 218 T MMX`-rX<X='''X=X=X`MX`M�X<MMX`TTTX;�TM'1TTMMMTMMTTTMX`MMTMTMTryTMTTTTMX`M MMX`T M,r M X`T X X•MTMT�MX<MMMMTTMT?M?X`XM MTX`X•MMTTTTM COSTA MESA SCHOOL DISTRICT and NEWPORT BEACH SCHOOL DISTRICT HIGH SCHOOL -71- The present Library for the City A plan for the complete Bevel- of Newport Beach is located on Balboa Boulevard at opment of the Orange County Fairgrounds has been Island Avenue.- It is an area that is congested with presented by the Fair Board. This plan proposes traffic during the summer season and should be more development of the area as a complete recreational centrally located. center as well as a fairgrounds. There are excellent youth It is to include a football center facilities in both Newport Beach and Costa stadium of seating capacity for ten thousand located Mesa. The first is located on Balboa Boulevard be- adjacent to the Orange Coast College, an agricul- tween 17th and 18th Streets and the second on Anaheim tural and feature exhibits building of some thirty Avenue and Central. thousand square feet, a commercial exhibits build- ing, exhibit tents for automobiles and boats, a American Legion buildings are complete floriculture building, a layout of barns located on the beach off 15th Street in Newport Beach and exhibit buildings for livestock, an educational and on l$th Street between Anaheim Avenue and Newport and fine arts building, a restaurant, an amphi- Boulevard in Costa Mesa. theatre, a swimming pool, tennis courts, baseball diamond and other recreation facilities complete Hospital facilities are completely the picture. Other quasi-public buildings and lacking in the Newport Beach area with most persons areas are shown on page 22 of the Book of Maps. using- facilities in Santa Ana over ten (10) miles distant. This serious situation will be 6.3 The Plan. remedied upon completion of the Hoag Memorial Hos- The public buildings plan is pital located on the bluffs overlooking the Coast shown on the following page. The plan indicates Highway and Newport Boulevard. the general location of public buildings proposed to be constructed in the future. It also shows those This new facility which will be existing public buildings that are to be retained open to the public will have a capacity of seventy- and new public facilities to replace existing five (75) beds with space for an additional twenty- buildings that are inadequate because of location, five (25) beds, when needed. age or space. The Orange Coast College is 6.31 Schools located on Harbor Boulevard opposite Adams Avenue. This institution, although only four years old, A number of locations are is providing an excellent curriculum. A seven year shown where consideration should be given to the building program has been set up in order to develop purchase of land for new public schools. Actual a first class college plant. The entire building acquisition and development of these sites will be program is based on pay as you go financing and dependent primarily upon the future development no bond issues are contemplated. within the area and the need warrant for addition- al facilities. The plan is based upon the theory that the small school is uneconomical to operate -72- CITY OF NEWPORT BEACH ADJACENT AREA \ CALIFORNIA �0 0 n TR \ 4 HAHN,CAMPBELL S ASSOCIATES PLANNING CONSULTANTS MASTER PUBLIC BUILDINGS PLAN Op0 \\ nNGE G GONG LEGEND \ ( O EXISTING SCHOOLS oB \ ® EXISTING SCHOOLS TO BE EXPANDED SC ` - Lip —1 PROPOSED SCHOOLS \\\ N 9R Ill 0 / EXIST4NG FIRE STATIONS PROPOSED FIRE STATIONS CITY HALL AND CIVIC CENTER POST OFFICES ESA 9iflICi O \ - Llcp eu scHooL I I OTHER EXISTING PUBLIC AND 01 SEMI-PUBLIC BUILDINGS Q9 �I / YACHT CLUBS �� BUILDINGSRECREATION EATION a WATERFRONT PLAN LOS MEBp OIL{ { \ BT \(- \ 0� �� 0000 o 00 \ ! ^n LO p3iRLt ;( IIII WPORT ARBOR OpBSF' \ L// Copp",YARD // / ! GO`"f G I j \1 ° v �,�I ALA aD ao 0 DO o 0o Ora aoXL]oo ,._ BCULBR -P oo�., o�A BALBOA BAY YACHT L'UB �G agL_2LjubIJL rl ��D ��� ���IIUI o �uua �� YPGHT CLUB (� 1(�1 Q_�❑ OOG �O nJ ,'•. O(OOOO O°Q ��� ti UOo SAE I1aU���a� BOO O sO �;ar+ HEWPOPT HARBOR low \\� D YAGHl CLUB�O O�QO❑O❑Q�Onr—��i oo�oX � E MEN R - RyE`O`EO10'71 i and maintain and that it cannot provide all of the The plan also indicates the necessary facilities for the present day educational general locations of two (2) new fire stations, program. A desirable standard for elementary schools the one on Balboa to be on Palm Avenue near the is based on a seating capacity of between seven proposed Beach Parkway. The moving of the Balboa hundred (700) to one thousand (1000) pupils, for Station from Bay Avenue will be dependent upon intermediate schools between one thousand (1000) and the development of the Beach Parkway. The sta- fifteen hundred (1500) pupils and for high schools tion located adjacent to the Parkway will allow of two thousand " (2000) to thirty-five hundred (3500) for ready response throughout the Balboa area. pupils. The sites set out provide for proper The plan also suggests the re-location of the accessability and eliminate the necessity of travers- Balboa Island Fire Station to Park Avenue at ing physical barriers, such as heavily travelled Onyx Avenue. This would allow moving the fire highways. They are located to eliminate excessive equipment to both ends of the Island without overlapping of natural attendance areas. first traversing the entire length of the busi- ness district. The plan indicates sites of approximately ten acre size for elementary schools. A number of buildings are It is preferable that the shape of the site be proposed as a part of the park, recreation and rectangular and it is essential in the actual sel- waterfront plan. The major ones are bathhouses ection of the sites that attention be given to the in connection with the two (2) swimming pools physiographical features, such as drainage, soil and proposed adjacent to the Newport and Balboa Piers, subsurface conditions, as well as the topography of and a clubhouse in connection with the golf course the land. north of the Coast Highway. Also proposed by this plan at the Corona del Mar State Park Beach School sites should also be are buildings for dressing rooms, restaurant and considered as to the possibility of disturbing concession purposes. A number of other small features, among these dust, odor, noise, vibration public buildings will be required in connection and bright light are of primary concern. The -with park, -recreation and waterfront facilities. utility of many school structures has been impaired These small buildings are not indicated, as actual by adjoining use. Proper control of the use of land site acquisition will determine their location. by zoning will enable the stabilization of the use of property so essential to proper school location. Schools should never be located in the midst of in- dustrial or business developments or in the areas in which they are likely to take place, except as a last resort. 6.32 City Buildings The plan proposes future development of the Civic Center area to provide for a new central fire station, an auditorium and a new library. It also provides for possible future ex- pansion of the City Hall facilities. A sketch showing these proposals is shown on the following page. -74- • Foc. oF..,ahng pawmdnT � � ` FRONT EL£YAT/ON wdt M [El Pe t,ng wsv cF i ahopp�g c�nb� 7E1 :7Eh=oT \ `t(---5'1 S/OE ELEVAT/ON 2PaPascn Aoomov �� \ \ /'��� •� Osmg.-...e[vhcy.we. daeay sbSAS � � oFcye�-P Jaha,P.,.mSF y.w mE m. r O+ u:.y ors ®smn nay�e%e.,me f✓h,rc arhmamnp ' � ,(� T • [own ® < T t� o ` N V ,I ® • Xedg. C o o h Cwc wa/E! Po.eeanJ ssy. i r / POI./CE DEPT. 32& Ayc, C/T K OF MEWPOPT 8fACH CIVIC CEMTEP DEVELOPMENT PLAN fIAHN/ CAMPOELL & ASSOCIATES PLANNING CONSULTANTS 8URLINGAME, CAL/FORKIA 6.33 Timing of Improvement Plan A preliminary schedule to serve as a guide in the timing for the construction of various improvements proposed under the Master Plan is set forth hereunder: Time Phase 1 - 1952-1955 Time Phase 2 - 1956-1960 Time Phase 3 - 1961-1965 Time Phase 4 - 1966-1970 Project: Sponsor Site Acquisition Construction 1. Harper Elementary School Expansion, Costa Mesa T Elementary School District District Owned 1 2. Costa Mesa Elementary School Expansion, Costa Mesa Elementary School District 1 1 3 . Lindburg School Expansion. Costa Mesa Elementary School District 1 1 4. Horace Ensign Intermediate Newport Beach School Expansion. Elementary School District District Owned 1 5• Newport Harbor High School Expansion. Union High School District District Owned 1 and 2 6> Future Elementary School (Site 1) . Newport Beach Elementary School District 1 1 and 2 7. Future Elementary School (Site 2) . Newport Beach Prior to Concurrent with Elementary School District Development of Development area $, Future Elementary School (Site 3 ) . Newport Beach or Costa Mesa Prior to Concurrent with Elementary School District Development of Development area 9• Future Elementary School (Site 4) . Costa Mesa Elementary School District 1 1 and 2 -76- Project: Sponsor Site Acquisition Construction 10. Orange Coast College Expansion. Orange Coast College District District Owned 1 and 2 11. Auditorium. City City Owned 1 12. Main Fire Station. City City Owned 1 13 . Library. City City Owned 3 14. Balboa Fire Station. City City Owned 3 15. Balboa Island Fire Station. City 1 2 16. Fair Grounds. 32nd District District Owned 1 to 4 Agricultural Association 17. Buildings proposed by Park, Recreation and Waterfront Plan. As shown on Park, Recreation and Waterfront Plan 6.34 Recommendations. a. That the Newport Beach Elemen- d. That the community continue tary school District Board and the Costa Mesa Elemen- their support of the Orange Coast College and the tary School District Board adopt Master Plan for 32nd District Agricultural Association in the future school sites so that such plans may be co- carrying out of proposed development plans. ordinated with development in the present undeveloped areas, and so that the Planning Commissions of the e. That this plan be reviewed City of Newport Beach and Orange County may properly annually by the Planning Commission and any modi- act on new sub-divisions and other portions of their fications or additions deemed necessary be re- planning program. commended to the City Council or to the School b. That the Irvine Company be con- Boards affected thereby. tacted in relation to withholding or setting aside parcels of land for school areas within the areas that they will develop in the future. c. That the City adopt a long-term plan for development of new city facilities to- gether with a financing schedule. -77- APPENDIX I and II APPENDIX I 2.2 "Owner" is the individual, firm, associ- ation, syndicate, co-partnership, or corporation SUBDIVISION ORDINANCE having sufficient proprietary interest in the land sought to be subdivided to commence and maintain proceedings to subdivide the same under the Ordin- SECTION I. PURPOSE OF ORDINANCE ante, and while used here in the masculine gender and singular number it shall be deemed to mean the 1.1 This Ordinance is enacted for the purpose feminine and neuter gender and plural number when- of adopting subdivision regulations for the City of ever required. Newport Beach, State of California. 2.3 "Subdivider" shall mean any individual, 1.z The Planning Commission of City of Newport firm, association, syndicate, co-partnership, cor- Beach, State of California; hereinafter referred to as poration, trust or any other legal entity commenc- the Planning Commission, is hereby designated as the ing proceedings under this Ordinance, to effect a Advisory Agency with respect to subdivisions as provided subdivision of land hereunder for himself or for in the Subdivision Map Act, of the State of California. another and while used here in the masculine gender and singular number it shall be deemed to mean and 1.3 The Planning Commission shall have all include the feminine or neuter gerdEr and the plural the powers and duties with respect to tentative and number whenever required. final maps, and the procedure relating thereto which are specified by law and by this Ordinance. 2.4 "Subdivision" shall mean any land or portion thereof shown on the last preceding tax roll 1.4 There is hereby created a Subdivision as a unit or as a contiguous unit which is divided Committee to consist of the Chairman of the Planning for the purpose of sale, whether immediate or future, Commission, the City Engineer, - and the City Planner. bjk any subdivider. Such Committee shall have the powers and duties as are specified by this Ordinance. 1.5 It shall be unlawful for any individual, SECTION III. TENTATIVE MAP firm; association, syndicate, copartnership, corpora- 3.1 Tentative Map of Subdivision of Four or tion, trust or any other legal entity, as a principal, Less Lots. agent, or otherwise to offer to sell, to contract to sell, or to sell any subdivision of land or any part thereof in City of Newport Beach, unless and until 3 .11 Filing and Approval. all the requirements hereinafter provided have been 3.11.01 Two copies of the tenta- complied with. tine map of proposed subdivision of any land into four (4) or less lots shall be filed with the Sub- SECTION II. DEFINITYONS division Committee. 3.11.02 The tentative snap shall 2.1 "Map Act" shall be deemed to mean the show the dimensions of the proposed lots or division Subdivision Map Act of the State of California. and any other information deemed necessary by the Subdivision Committee. ' -1- 3.11.03 The Subdivision Committee coming within its authorized scope such department shall determine whether the proposed subdivision is shall so state within its report to the Planning in conformity with law and this Ordinance, whether Commission. If said map does not conform to such the site and shape of the proposed lots is in general requirements or any of them, such department shall conformance to City Requirements, and whether all the so state in slid report noting therein the arti- ro osed lots will have proper and sufficient access P P p p a ss culars in which said map does not conform. P PP Y to a public street. Approval shall be b vote of an two members of the Subdivision Committee and shall be 3 .23 Size. noted by endorsement on the map. One copy of the approved map shall be retained in the files of the 3.23 .01 Tentative maps shall Planning Commission. be eighteen by twenty-six inches (18"x26") in size and to a scale of one inch equals one hundred feet 3 .11.04 Approval of the tentative (1n - 100* ) unless otherwise approved by the Planning map shall be deemed as final approval and no final map Commission, and shall be clearly and legibly re- need be submitted, provided 'that the Subdivision Com- produced. mittee may require that all the provisions of this Ordinance pertaining to subdivision into five (5) 3 .24 Information on Map. The tenta- or more lots be complied with where it is the opinion tive map shall contain the following information: of the Subdivision Committee that the intent is to ultimately subdivise into five (5) or more lots. 3.24.01 The subdivision name or number, date, north point, scale and sufficient 3.2 Tentative Map of Subdivision of Five or description to define the location and boundaries More Lots. of the proposed subdivision. 3 .21 Filing. Six (6) copies of a ten- 3.24.02 Name and address of tative map and statement of the proposed subdivision record owner or owners of said subdivision. of any land into five (5) or more lots shall be filed with the Planning Commission at least fifteen 3 .24.03 Name and address of the (15-) ' days prior to the meeting of said Commission, subdivider. at which consideration is desired together with a filing fee of twenty-five dollars (,25.bO) . 3 .24.04 Name, business address and number of the registered engineer, or licensed- 3 .22 Departmental Approval. The Plan- surveyor, who prepared the map of said subdivision, ning 'Commission shall transmit copies of such tenta if any. tive map to the City Engineer and may transmit copies thereof to other departments as it deems advisable. 3 .24.05 Sufficient elevations or Upon receipt of a copy of such tentative map each contours to determine the general slope of the land department to whom or to which the same has been and the high and low points thereof. transmitted shall examine the said map to ascertain if same conforms to the requirements coming within 3 .24.06 The locations, names, the authoritative scope of such department, and with- widths and approximate grades of all roads, streets, in ten (10) days after receipt thereof, each depart- highways and ways in the proposed subdivision and ment shall make a written report to the Planning along the boundaries thereof. Commission. If said map conforms to the requirements -2- 3 .24.07 The location and character 3 .25.05 Tree planting proposed, of all existing or proposed public utility facilities if any. in said subdivision or on said adjoining and contiguous highways, streets and ways. 3 .25.06 Restrictive covenants 3 .24.0$ The approximate widths, proposed, if any. location and purpose of all existing or proposed 3.25.07 Justification and reasons easements. for any exceptions to provisions of this Ordinance. 3.24.09 Approximate lot lay-out 3.26 Planning Commission Approval. and approximate dimensions of each lot and each to -be numbered. 3 .26.01 The Planning Commission shall determine whether the tentative map is in 3.2LF.10 The outline of any exist- conformity with the provisions of law and of this ing buildings to remain in place and their locations Ordinance, and upon that basis within thirty (30) in relation to existing or, proposed street and lot days after the filing of the tentative map, approve, lines. conditionally approve, or disapprove the same and shall report such action direct to the subdivider 3.24.11 Approximate location of and shall also transmit to the City Engineer a copy all areas subject to inundation or storm water over- of the tentative' map, and a memorandum setting forth flow and the location, width and direction of flow the action of the Commission thereon. of all water courses. 3 .26.02 The Planning Commission 3 .25 Information in Statement. The may suggest to the subdivider the advisability of statement to ac.company map shall contain the follow- dedicating suitable areas for the parks, playgrounds ing information: and schools, and other public building sites that will be required for the use of the population which 3 .25.01 Existing us6 or uses of is intended to occupy the subdivision under the plan the property. of proposed property uses therein. In all cases the Planning Commission shall suggest to the subdivider 3 .25.02 Proposed use of the such measures as will make for excellence of resid- property. If property is proposed to be used for ential, commercial, or industrial development. more than one purpose, the area, lots or lot pro- posed for each type of use shall be' shown on the 3 .26.03 The Planning Commission tentative map. may refuse to approve a tentative map when the only practical use which can be made of the property pro- 3 .25.03 Statement of the im- posed to be subdivided, is a use prohibited by ord- provements and public utilities, including water inance or law or if the property is deemed unhealth- supply and sewerage disposal, proposed to be made ful or unfit for human habitation or occupancy by the or installed and of the time at which such im- Health Department of the City. provements are proposed to be completed. 3 .25.04 Public areas proposed, if -any. -3- SECTION IV. FINAL MAP 4.12.03 Sheets and drawings showing traverse closures and the computation of 4.1 Filing. all distances, angles and courses shown on the final map, ties to existing and proposed monu- 4.11 Within one -year after approval ments, and adjacent subdivisions, street corners, or conditional approval of the tentative map, the and/or highway stations. subdivider shall cause the subdivision or any part thereof, to be surveyed and a final map thereof 4.2 Form of Final Map. prepared in conformance with the tentative map as approved or conditionally approved. The tracing 4.21 The final subdivision map shall and two blue line or black line prints of the final be clearly and legibly drawn upon- tracing cloth of map shall be filed with the Planning Commission to- good quality. All lines, letters, figures, certi- ether with a checking fee of fifteen dollars fications, acknowledgements and signatures shall $15.00) plus fifty cents ( .50¢) per lot shown on be made in black India ink. Typewriting or rubber the final map. An extension of time for filing of stamps shall not be used. The map shall be so made the final map may be granted by the City Council and shall be in such condition when filed that good upon recommendation by the Planning Commission legible blue prints and negatives can be made providing written application is made by the sub- therefrom. The size of the sheets of tracing cloth divider within one year after action on tentative shall be eighteen by twenty-six (18" X 2611) inches map. leaving a margin of two inches (2") at the left edge and one inch (1") at the other three edges of 4.12 At the time of the filing of the sheets. The scale of the final map shall be one the final map with the Planning Commission the sub- inch equals one hundred feet (1" = 100* ) . divider shall also file therewith the following: 4.22 When the final map consists of 4.12.01 In the event any dedi- more than two sheets, a key map showing the relation cation is to be made for the public use, a prelim- of the sheets shall be placed on sheet one. Every inary title report issued by, a Title Insurance sheet comprising the map shall bear the scale, Company in the name of the owner of the land, north point, legend, sheet number, and number of issued to or for the benefit and protection of the sheets comprising the map. City of Newport Beach, showing all parties whose consent is necessary of their interests therein, 4.23 Wherever the City Engineer has except where the land embraced in such subdivisions established a system of coordinates then the survey is registered under the Land Registration Act shall be tied into such system. The map shall show (Torrens Act) . If the land is so registered, a clearly what stakes, monuments or other evidence certified copy of the certificates of title shall where found on the ground to determine the bound- be furnished. aries of the subdivision. The adjoining corners of all adjoining subdivisions shall be identified by 4.12.02 The instrument pro- lot and block numbers, subdivision name and. place hibiting traffic over the side lines of a major of record, or other proper designation. highway, park;-ray, street or freeway, when and if the same is required under Section 5.16 hereof. -4- 4.24 Sufficient data must be shown to 4.27.03 Streets and other rights determine readily the bearing and length of every of way. The maps shall show the center and side lot line, block line and boundary line. Dimensions lines of all streets, the total width of all streets, of lots shall be given as total dimensions, corner the width of the portion being dedicated and the to corner, and shall be shown in feet and hundredths width of existing dedications, and the widths each of a foot. No ditto marks shall be used. Lots side of the center line, also the width of railroad containing one acre or more shall show total acre- rights of way, appearing on the map. age to nearest- hundredth. Bearing and lengths of straight lines, and radii and are length for all 4.27.04 The map shall show the curves as may be necessary to determine the location side lines of all easements to which the lots are of the centers of curves and tangent points shall be subject. The easements must be clearly labeled and shown. No lot shall be dimensioned to contain any identified and if already of record, its recorded part of an existing or proposed public right of way. reference given. If any easement is not definitely located of record - a statement of such easement must 4.25 Whenever the City Engineer has appear on the title sheet. Easements for storm established the center line of a street or alley, drain, sewers and other purposes shall be denoted adjacent to or in the proposed subdivision, the by fine dotted lines. Building lines shall be in- data shall be shown on the final map indicating all dicated by dotted lines of the same width as the monuments found and making reference to a field book lines denoting street boundaries. The width of the or map. If the points were reset by ties, the course easement and the lengths and bearings of the lines and detail of relocation data used by the City- thereof and sufficient ties thereto to definitely Engineer shall be stated. locate the easement with respect to the subdivision must be shown. If the easement is being dedicated 4.26 The map shall show the location by the map, it shall be properly referenced in the and description of all monuments found in making the owner's certificate of dedication. survey of the subdivision. 4.27.05 City boundary lines 4.27 In addition, the final map shall crossing or bounding the subdivision shall be clearly be -prepared in full compliance with the following designated and referenced. requirements: 4.27.06 Lot numbers shall begin 4.27.01 The final map shall show with the number 11111 in each block and shall be the line of high water in case the subdivision is numbered in a clockwise direction from the upper left adjacent to a stream, channel or any body of water hand corner; north shall be generally up on the map. and shall also show any area subject to periodic in- undation by water. 4.27.02 The boundary of the sub- division shall be designated by a red border applied to the reverse side of the tracing and on the face of the blue line prints. Such border shall not interfere with the legibility of figures or other data. -5- 4.27.07 Block numbers shall be- Rights of way, easements gin with the number "1* continuing consecutively or reversions, which by reason of changed conditions, without omission or duplication throughout the sub- long disuse or lathes appear to be no longer of division. The numbers or letters shall be solid and practical use or value and which signature it is • of sufficient size and thickness to stand out, shall impossible or impractical to obtain. In this case, be so placed as not to obliterate any figure and shall a reasonable statement of the circumstances prevent- not be enclosed in any design. Each block in its ing the procurement of the signature shall be set entirety shall be shown on one sheet. Where adjoin- forth on the map. ing blocks appear on separate sheets, the street ad- joining botri blocks shall be shown on both sheets Any subdivision map in- complete with center line and property line data. cluding land originally patented by the United States or the State of California, under patent 4.27.08 The map shall also show reserving interest to either or both of these enti- all other data that is or may be required by law. ties, may be recorded under the provision of this Ordinance without the consent of the United States 4.27.09 The final map shall or the State of California thereto, or to dedica- particularly define, delineate and designate all lots tion made thereon. intended for sale or reserved for private purposes, all parcels offered for dedication for any purpose, 4.31.02 Dedication Certificate. public or private, with all dimensions, boundaries A certificate signed and acknowledged as above and courses clearly shown. and defined in every case. offering for dedication all parcels of land shown Parcels offered for dedication but not accepted shall on the final map and intended for any public use, be designated by letter. except those parcels other than streets, which are intended for the exclusive use of the lot owners in 4.3 Certificates and Tax. Bond. the subdivision, their licensees, visitors, tenants and servants. 4.31 The following certificates and acknowledgements and all other now or hereafter 4.31.03 Engineer's Certificate. I required by law shall appear on the final map•, such A certificate by the Civil Engineer or licensed certificates may be combined where appropriate. surveyor responsible for the survey and final map. The signature of such Civil Engineer or Surveyor 4.31.01 A certificate signed and unless accompanied by hid seal must be attested. acknowledged by all parties having any record title interest in the land subdivided, consenting to the 4.31.04 A certificate for ex- preparation and recordation of said map, provided-, ecution by the City Engineer. however, that the signatures of parties owning -the following types of interests may be omitted if their 4.31.05 A certificate for ex- names and the nature of their interests are set ecution by the City Planning Commission. forth on the map. 4.31.06 A certificate for ex- Rights of way, easements ecution by the City Clerk. or other interest none of which can ripen into a fee. -6- 4.31.07 A certificate for ex- 4.4 Action on Final Map. ecution by the County Recorder. 4.41 Approval by City Engineer. Upon 4.32 Prior to- the filing of the final receipt of the final map and other data submitted • map with the governing body, the subdivider shall therewith by the Planning Commission, said map and file with the clerk of the Board of Supervisors of data shall be referred to the City Engineer who shall the County in which any part of the subdivision is examine such to determine that the subdivision as located, a certificate from the official computing shown is substantially the same as it appeared on the redemptions in Orange County and the City of Newport tentative map, and any approved alterations thereof, Beach, - showing that according to the records of his that all provisions of the law and of this Ordinance office, there are no liens against the subdivision applicable at the time of approval of the tentative or any- part thereof for unpaid State, County, Mun- map have been complied with, and that he is satisfied icipal, or local taxes or special assessments collected that the map is technically correct. I£ the City as taxes, except taxes or special assessments not Engineer shall determine that full conformity there- yet payable. As to taxes or special assessments bath has not been made he shall advise the subdivider collected as taxes not yet payable, the subdivider of the changes or additions that must be made for shall file with the clerk of the Board of Super- such purposes and shall afford the subdivider an visors mentioned, a certificate by each proper opportunity to make such changes or additions. If officer giving his estimate of the amount of taxes the City Engineer shall determine that full conform- and assessments which are a lien but which are not ity therewith has been made he shall so certify on yet payable. said map and shall transmit said map to the Planning Commission. . In the event a subdivision is partly in 4.33 Whenever any part of the subdi- the City and partly outside the City, the County vision is subject to a lien for taxes or special Surveyor" and the City Engineer shall enter into an assessments collected as taxes which are not yet agreement by and -with the consent of their respective payable, the final map shall riot be recorded until governing bodies, providing that the County Surveyor the owner or subdivider executes and files with the may perform the duties prescribed for the City Engin- Board of Supervisors of the County wherein any part eer in this paragraph or providing for an apportion- of the subdivision is located, a good and sufficient ment between them of said duties. The County Surveyor, bond to be approved by the Board and by its terms when by such agreement all such duties devolve upon made -to inure to the benefit of the County and him, may after his performance thereof make the afore- conditioned upon the payment of all State, County, said certification upon said map and, when by such Municipal and local taxes and all special assess- agreement said duties are apportioned between the ments collected as taxes, which at the time the County Surveyor and City Engineer, it shall be suffi- final map is recorded are a lien against the pro- cient, if each shall after the performance thereof, perty, but which are not yet payable. In lieu of a make a certification on said map, touching the duties bond, a deposit may be made of money or negotiable performed by each after which the map shall be trans- bonds in the same amount, and of the kind approved mitted to the Planning Commission. for securing deposits of public money. -7- s 4.42 Approval of Planning Commission. If the City Council shall determine either that said Upon return of the final map by the City Engineer map is not in conformity with the requirements of or County Surveyor the Planning Commission shall this Ordinance or that it is not satisfied with the examine the same to determine whether said map con- plan of subdivision, it shall disapprove said map forms with the tentative map and with all changes specifying its reason or reasons therefor and the permitted and all requirements imposed as a condi- City Clerk shall in writing advise the subdivider of tion to its acceptance. If the Planning Commission such disapproval and of the reason or reasons for shall determine not to recommend said map, it shall such disapproval. Within thirty (30) days after the advise-the subdivider of the changes or additions City Council has disapproved any map the subdivider that must be made for such purpose and shall accord may file with the Planning Commission a map altered him an opportunity to make same. If the Planning to meet the approval of the City Council. In such Commission shall thereupon determine that said map case the subdivider shall conform to all the re- is in conformity therewith and determines to recom- quirements imposed upon him by this Ordinance when mend said map, it shall certify its approval there- filing the first final map with the Planning Com- on and shall transmit said map to the City Clerk, mission and the same proceedings shall be had there- together with any documents which may have been on as are prescribed by this Ordinance upon the filed therewith for presentation to the City Council. filing of the first final map with the Planning Commission. No map shall have any force or effect 4.43 Approval by City Council. At until the same has been approved by the City Council its first regular meeting.:following the filing of and no title to any property described in any offer said map with the. City Clerk as aforesaid, or with- of dedication shall pass until the recordation of in ten days following the filing thereof, the City the final map. Council shall consider said map, the plan of sub- division and the offers of dedication. The City 4.5 Agreement and Bond for Improvements. Council may reject any or all offers of dedica."tion. If the City Council shall determine that said map is 4.51 Upon the approval by the City in conformity with the requirements of this Ordin- Council of the final map the subdivider shall exe- ance and- that it is satisfied with- the plan of sub- cute and file an agreement between himself and the division, it shall approve said map. When the sub- City specifying the period within which he shall divider shall have filed with the City Clerk, the complete all improvement work to the satisfaction of, agreement and bond, or made the deposit, described the City Engineer, and providing that if he shall in Section 4.5 hereof and when such agreement and fail to complete such work within such period the City bond shall have been approved by the City Attorney, may complete the same and recover the full cost and as to form, and by the City Manager -or Administrator, expense thereof from the subdivider. The agreement as to sufficiency, the City Clerk shall transmit the shall also provide for inspection of all improve- map to the clerk of the County Board' of Supervisors. ments by the City Engineer, and reimbursement of the When all bonds, money or negotiable bonds required City by the subdivider for the cost of such inspec- under the provision of this Ordinance to secure the tion. Such agreement may also provide (a) for the payment of taxes and assessments which are a lien construction of the improvements in units, (b) for on some part of the subdivision but which are not an extension of time under conditions therein yet payable, have been deposited with and approved specified, (c) for the termination of the agreement by the Board of Supervisors, the clerk of the Board upon the completion of proceedings under an assess- shall transmit the final map to the County Recorder. ment district act for the construction of improve- ments deemed by the City Engineer to be at least the equivalent of the improvements specified in said City the subdivider shall be liable to the City for agreement. and required to be constructed by the such difference. subdivider, and (d) for progress payments to the subdivider, or his order, from any deposit money 4.54 No extension of time, progress which the subdivider may have made in lieu of payments from cash deposits, or releases of surety providing a surety bond, as provided by the next bond or cash deposit shall be made except upon succeeding section; provided, however, that no certification by the City Engineer that work covered such progress payment shall be made for more than thereby has been satisfactorily completed, and upon ninety percent (90%) of the value of any install- recommendation of the City Manager and approval of ment of work and provided that each such install- the City Council. ment of work shall be completed to the satisfac- tion of the City Engineer. SECTION V. GENERAL REGULATIONS AND DESIGN 4.52 The subdivider shall also file 5.1 Streets and Highways. with the aforesaid agreement, to assure his full and'faithful performance thereof'. a bond for such 5.11 The Street and Highway design sum as is by the City Engineer deemed sufficient shall conform both in width and alignment to any to cover the cost of said improvements, engineer- Master Plan of Streets and Highways approved by the ing, inspection, and incidental expenses. Such City Council and right-of-way for any such street bond shall be executed by a surety company author- or highway indicated on said Master Plan shall be ized to transact a surety business in the State dedicated. of California and must be- satisfactory to and be approved by the City Attorney as to form and by 5.12 The Street and Highway design the City Manager as to sufficiency. In lieu of shall conform to any proceedings affecting the sub- said bond, the subdivider may deposit with the division, which may have been initiated by the City City Treasurer cash money in an amount fixed as Council or approved by said Council upon initiation aforesaid by the City Engineer. by other legally constituted bodies of the City, County, or State. If a parcel of land to be sub- 4.53 In the event the subdivider divided includes a portion of the right-of-way to shall fail to complete all improvement work in be acquired for a public freeway or parkway, and the accordance with the provisions of this Ordinance City Council shall determine the boundaries of the and the City shall have completed same, or if right-of-way to be acquired, the subdivider shall the subdivider shall fail to reimburse the City either dedicate or withhold from subdivision all the for the cost of inspection, engineering, and area included in said right-of-way. incidental expenses, the City shall call on the surety for reimbursement, or shall appropriate 5.13 General Design Conditions. from any cash deposits funds for reimbursement. In any such case, if the amount of surety bond 5.13 .01 All streets shall, as far as or cash deposit shall exceed all cost and expense practicable, be in alignment with existing adjacent incurred by. the City, it shall release the re- streets by continuations of the center lines thereof mainder of such bond or cash deposit and if the or by adjustments by curves and shall be in general amount of the surety bond or cash deposit shall conformity with the plans of the Planning Commission be less than the cost and expense incurred by the for the most advantageous development of the area in which the subdivision lies. -9- 5.13.02 Streets shall be required to placed definitely within the jurisdiction of the intersect one another at an angle as near to a City under conditions approved by the Planning right angle as is practicable in each specific case. Commission. 5.13 .03 Where necessary to give access 5.14 Street and Highway Widths. Streets and to or permit a satisfactory- future subdivision of highways not shown on any Master Street and Highway adjoining land, streets shall extend to the boundary Plan or not affected by proceedings initiated by the of the property and the resulting dead-end streets City Council or approved by the City Council upon may be approved without a turn-around. In all other initiation by other legally constituted governmental cases a turn-around having a minimum radius of forty bodies shall not be of less width than those set feet,, shall be required. forth hereunder, except where it can be shown by the subdivider, to the satisfaction of the Planning Com- 5.13 .04 Intersection Corner Rounding. mission that the topography of the small number of Whenever a major street or State Highway intersects lots served and the probable future traffic develop- any other street or highway, the property lines at ment are such as to unquestionably justify a narrower each block corner shall be rounded with a curve hav- width. Increased widths may be required where streets ing a radius of not less than thirty (30) feet. On are to serve commercial property or where probable all other street intersections the property line at traffic conditions warrant such. Approval or deter- each block corner shall be rounded with a curve hav- mination of street or highway classification shall ing a radius of not less than twenty (20) feet. In be made by the Planning Commission. either case, a greater curve radius may be required if streets intersect other than at right angles. 5.14 .01 Major streets or highways - minimum right-of-way: Eighty-six (86) feet in com- 5 .13 ,05 Curve Radius. The center line mercial areas and eighty (80) feet in residential curve radius on all' streets and highways shall con- areas. Minimum pavement width fifty-six (56) feet. form to accepted engineering .standards of design and shall be subject to approval by the City Engin- 5.14.02 Secondary streets or highways - eer. minimum right-of-way: Sixty (60) feet. The Planning Commission may require up to eighty (80) feet where a 5.13.06 Grades of Streets and Highways. street may become a major street at some future date. No street or highway shall have a grade of more than Minimum pavement width thirty-six (36) feet. seven percent (7%) unless because of topographical conditions or other exceptional conditions, the City 5.14.03 Local streets - minimum right- Engineer determines that a grade in excess of seven of-way: Sixty (60) feet. Minimum pavement width percent (70) is necessary. thirty-six (36) feet. 5.13 .07 Reserved strips controlling 5.14.04 Cul-de-sac streets and service the access to public ways or minimizing values for roads when not over three hundred and fifty (350) feet special improvement assessments will not be approved in length - minimum i1ght-of-way of sixty (60) feet. unless such strips are necessary for the protection Minimum pavement width thirty-six (36) feet. of the public welfare or of substantial property rights, or both, and in no case unless the control and disposal of the land comprising such strips is -10- 5.15 Service Roads and Off-Street Parking. 5.19 Acre or Large Lot Subdivisions. Where When the front of any lots proposed for commercial a parcel is subdivided into lots of one acre or more, usage front on any major or secondary street or the Planning Commission may require that the blocks highway, the subdivider shall be required to dedi- shall be of such size and shape, and be so divided cate and improve a service road to provide ingress into lots, as to provide for the extension and open- or egress to and from such lots or in lieu thereof, ing of streets and alleys at such intervals as will if approved by the Planning Commission, the sub- permit a subsequent division of any parcel into lots divider may dedicate for public use and improve, an of normal size. area. approved by the Planning Commission and adjacent to such lots, for off-street parking pur- 5.2 Easements. poses. When the front of any lots proposed for residential usage front on any freeway, state high- 5.21 The subdivider shall grant ease- way or parkway, the subdivider shall dedicate and ments not less than five feet (54 ) in width for pub- improve a service road at the front of such lots, lic utility, sanitary sewer and drainage purposes unless such is already existent as a part of such on each side of rear lot lines, along side lot lines, freeway or parkway. In addition to any requirement and in planting strips wherever necessary, provided for a service road, the Planning Commission may re- easements of lessor width may be allowed when at the quire adequate off-street parking areas for all lots determination of the City Engineer that the purposes proposed for commercial usage. of easements may be accomplished by easements of lesser width and provided further that in such de- 5.16 Non-Access and Planting Strips. When termination the City Engineer shall prescribe the the rear of any lots border any major or secondary width of such easements. Easements for overhead street, highway, or parkway, the subdivider may be wire lines, shall be provided at the rear of all lots, required to execute and deliver to the City an except where alleys are available, and in contiguous instrument, deemed sufficient by the City Attorney, locations to permit of anchorage, line continuity, prohibiting the right of ingress and egress to the ingress and egress. Dedication of easements shall be rear of such lots across the side lines of such to the City for the purpose of installing utilities, streets or highways. When the rear- of any lots plantings, strips and for other public purposes as may border any freeway, state highway or parkway the be ordered or directed by the City Council. subdivider may be required to dedicate and improve a planting strip adjacent to such parkway or free- 5.3 Lots way. 5.31 The size and shape of lots shall 5.17 Alleys. When any lots are proposed be in conformance to any zoning regulations effective for commercial or industrial usage, alleys at least in the area of the proposed subdivision and shall not thirty (30) feet in width may be required at the be less than fifty (50)feet in width, nor less than rear thereof with adequate ingress and egress for five thousand (5,000) square feet in area, nor less truck traffic. than eighty (80) feet in depth provided that for corner lots the width shall not be less than sixty 5.18 Street Names. All street names shall (60) feet. The Planning Commission may recommend the be as approved by the Planning Commission. granting of exception to this provision where lots are to be used for commercial or industrial purposes or where there are unusual topographic conditions, curved -11- or cul-de-sac streets or other special conditions. 5.32 The side lines of all lots, so 5.7 Deed Restrictions. far as possible, shall be at right angles to the street which the lot faces, or radial or approxi- 5.71 A copy of the Deed Restrictions mately radial if the street is curved. applicable to the subdivision shall be filed with ` the Planning Commission at the time of filing Final 5.33 Building set-back lines shall Map. be indicated by "dotted" lines on the Subdivision Map, as required by the Planning Commission. 5.8 Land Subject to Inundation. 5.34 Divided Lots. No lot shall be 5.81 If any portion of any land, within divided by a city boundary like. the boundaries shown on any such Final Map, is sub- ject to overflow, inundation or flood hazard by storm 5.35 Lots without frontage on a waters, such fact and said portion shall be clearly street will not be permitted. shown on such Final Map enclosed in a border on each sheet of said map. 5.36 Lots, other than corner lots, may front on more than one street where necessitated by SECTION VI. IMPROVEMENTS AND BONDS topographic or other unusual conditions. 5.4 Walkways. 6.1 Standards and Approval. 6.11 All improvements hereinafter men- 5.41 The subdivider may be required tioned shall conform to those required in the to dedicate and improve walkways across long blocks "Standard Subdivision Improvement Specifications" or to provide access to school, park, or other public prepared by the City Engineer, recommended by the areas. Planning Commission, and adopted by the City Council, 5.5 Water Courses. copies of which are on file in the office of the Planning Commission and the City Engineer. 5.51 The subdivider shall, subject to 6.12 Improvement work shall not be = riparian rights, dedicate a right-of-way for storm commenced until plans and profiles for such work have drainage purposes conforming substantially with the been submitted to and approved by the City Engineer. lines of any natural water course or channel, stream Such plans may be required before approval of the or creek that traverses the subdivision, or at the final map. All such plans and profiles shall be option of the subdivider provide by dedication prepared on tracing cloth in accordance with require- further and sufficient easements or construction, ments of the City Engineer. or both, to dispose of such surface and storm waters. 6.13 All required improvements shall be 5.6 Master Plan. constructed under the inspection of and to approval of the City Engineer. Cost of inspection shall be paid 5.61 In all respects, the subdivision by the subdivider. will be considered in relation to the Master Plan of the City, or any part thereof, or preliminary plans made in anticipation thereof. -12- 6.14 All underground utilities, sani- 6.25 Water. Water mains and fire tary sewers and storm drains installed in streets, hydrants of design, layout and locations approved service roads, alleys or highways shall be con- by the City Engineer, connecting to the water structed prior to the surfacing of such street, system serving the City of Monterey, shall be • service-roads, alleys, or highways. Service con- installed in accordance with policy adopted by the nections for all underground utilities and sanitary City Council. sewers shall be placed to such length as will obviate the necessity for disturbing the street or 6.26 Street Trees. Street trees may alley improvements, when service connections there- be required by the Planning- Commission and if so to are made. shall be of a type approved by the Park Commission, 6.2 General Requirements. and planted in locations approved by said Commission. 6.27 Railroad Crossings. Provision The subdivider shall install improve- shall be made for any and all railroad crossings ments in accordance with the general requirements necessary to provide access to or circulation with- set forth in this section. in the proposed subdivision, including the prepara- tion of all documents, necessary for application to 6.21 Streets and Highways. All the California State Public Utilities Commission for streets and highways shall be graded and paved to the establishment and improvement of such crossing. cross sections and grades approved by the City The cost of such railroad crossing improvement shall Engineer. The subdivider shall improve the ex- be borne by the subdivider. tension of all subdivision streets, highways, or public ways to the intercepting paving line of any 6.3 Monuments. County road, City street, or State Highway. 6.31 Permanent iron pipe monuments of 6.22 Structures. Structures shall a type approved by the City Engineer shall be set at be installed, as deemed necessary by the City En- each boundary corner of the subdivision, along ex- gineer, for drainage, access and/or public safety. terior boundaries at intervals of not over five Such structures to be placed to grades and to be hundred (500) feet, at the beginning and end of of a design approved by the City Engineer. property line curves, and at any other points as may b 6.23 Curbs and Gutters. Curbs and e required by the City Engineer. gutters shall be installed to grades, cross section, 6.32 Concrete monuments depressed below layout and location approved by the City Engineer. street grade with cast iron ring and cover of a type approved by the City Engineer shall be set at inter- 6.24 Sewers. Sanitary sewer facili- sections of street centerline tangents or offsets ties connecting with the existing city sewer system therefrom, and where such intersect on private prop- shall be installed to serve each lot and to grades, erty, at the beginning and end of the centerline curve locations, design and sizes approved by the City and/or offsets therefrom. The exact location of all Engineer. No septic tanks or cesspools will be such monuments shall be shown on the final map before permitted. Storm water sewers shall be installed approval is requested. as required by the City Engineer. • -13- 6.33 Permanent elevation bench-marks of 7.11.01 That there are special a type approved by the City Engineer and referred to circumstances or conditions affecting said prop- the City datum shall be set at each street inter- erty. section in the curb return or other location approved by the City Engineer. 7.11.02 That the exception is necessary for the preservation and enjoyment of a 6.34 Any monument or bench mark, as re- substantial property right of the petitioner. quired by this Ordinance, that is disturbed or de- stroyed before acceptance of all improvements shall 7.11.03 That the granting of be replaced by the subdivider. the exception will not be detrimental to the public welfare or injurious to other property in the 6.35 Complete field notes, in a form vicinity in which said property is situated. satisfactory to- the City Engineer, showing references, ties, locations, elevations and other necessary data 7.2 Planning Commission Action. relating to monuments and bench marks set in accord- ance with the requirements of this Ordinance, shall 7.21 In recommending such exceptions, be -submitted to the City Engineer to be retained by the Planning Commission shall secure substantially the City as a permanent record. the objectives of the regulations to which the exceptions are granted, as to light, air, and the 6.36 Monuments and bench-marks shall public health, safety, convenience and general be set before submission of the final map for City welfare. Council approval unless exception is recommended by the City Engineer and approved by the City Council. 7.22 In recommending the authorization of any exception under the provisions of this sec- SECTION VII. EXCEPTIONS, tion, the Planning Commission shall report to the City Council its findings with respect thereto and 7.1 Application. all facts in connection therewith, and shall spec- ifically and fully set forth the exception recom- 7.11 The Planning Commission may recom- mended and the conditions designated. mend-that the City Council authorize conditional exceptions to any of the requirements and regulations 7.3 City Council Action. set forth in this Ordinance. Application for any such exception shall be made by a certified petition of 7.31 Upon receipt of such report the the subdivider, stating fully the grounds of the City Council may by resolution authorize the Planning application and the facts relied upon by the petition- Commission to approve the tentative map with the er. Such petition shall be filed with the tentative exceptions and conditions the City Council deems map of the subdivision. In order for the property necessary to substantially secure the objectives of referred to in the petition to come within the pro- this Ordinance. visions of this section, it shall be necessary that the Planning Commission shall find the following facts with respect thereto: -14- SECTION VIII. APPEAL SECTION I%. VALIDITY 8.1 Notice. 9.1 If any section, sub-section, sentence, clause or phrase of this Ordinance is for any reason ` 8.11 Appeal may be made to the City held to be invalid or unconstitutional by the de- Council from any decision, determination or re- cision of any court of competent jurisdiction, such quirement of the Planning Commission or City En- decision shall not affect the validity of the remain- gineer by filing a notice thereof in writing with ing portions of the Ordinance. The City Council of the City Clerk within ten (10) days after such de- the City of Newport Beach,, State of California, here- cision or determination or requirement is made, by declares that it would have passed this Ordinance Such notice shall set forth in detail the action and each section, sub-section, sentence, clause and and the ground by and upon which the subdivider phrase thereof, irrespective "Qf the fact that any one deems himself aggrieved, or more other sections, sub-sections, clauses or phrases be declared invalid or unconstitutional. $.2 Report. SECTION X. PENALTIES " $.21 The City Clerk shall report the filing of such notice to the Planning Commission 10.1 Any person, firm, corporation, partner- and City Engineer. A written report shall be sub- ship, or co-partnership who wilfully violates any of mitted to the City Council by the party whose de- the provisions or fails to comply with any of the cision, determination or requirement is upon ap- mandatory requirements of this Ordinance is guilty peal. of a misdemeanor, and upon conviction thereof shall be punishable by a fine of not to exceed five hundred 8.3 Action on Appeal. dollars ($500.00) or by imprisonment in the County Jail, not to exceed six (b) months or by both fine and 8.31 The City Council at its next imprisonment, except that nothing herein contained regular meeting following the filing of said ap- shall be deemed to bar any legal, equitable, or summary peal, or within ten (10) days following the filing remedy to which the City of Newport Beach or other thereof, shall set said appeal for hearing to be political subdivision, or any person, firm, corporation, held within ten (10) days thereafter, and such partnership, or co-partnership may otherwise be entitled-, hearing may for good cause be continued by order and the City of Newport Beach or any other political of the City Council. Upon the hearing of said subdivision or person, firm, corporation, partnership, appeal the City Council may over-rule or -modify or co-partnership may file a suit "in the superior the decision, determination or requirement ap- court of the State of California in and for the County pealed from and enter any such order or orders of Orange, to restrain or enjoin any attempted or as are in harmony with the spirit and purposes of proposed subdivision or sale in violation of this this Ordinance, and such disposition of the appeal Ordinance. shall be final. . -15- APPENDIX II SECTION II. POWERS TREE ORDINANCE 2.1 The Newport Beach City Engineer shall exercise the powers and duties that are now or that may hereafter be imposed upon him relating to tree AN ORDINANCE TO PROVIDE FOR THE PLANTING, planting, except such powers and duties as are vested PROTECTION, PRESERVATION, REGULATION AND in other officers or employees by the charter. The CONTROL OF SHADE AND ORNAMENTAL TREES, City Planning Commission shall make recommendations SHRUBS, AND FLOWERS UPON THE STREETS, to the Council from time to time as to what particular SIDEWALKS, ALLEYS, AND PUBLIC PLACES work shall be ordered by the City Council. WITHIN THE CITY OF NEWPORT BEACH, AND FOR SUCH PURPOSES TO PROVIDE FOR THE DIREC- TION AND JURISDICTION AND CONTROL OVER SECTION III. DUTIES THE PLANTING, MAINTENANCE AND CARE OF SAID TREES, SHRUBS. AND FLOWERS, AND TO 3 .1 The City Engineer shall direct and PROVIDE PENALTIES FOR -THE VIOLATION superintend all planting, removal, cutting, pruning, THEREOF. trimming, and/or topping of all trees and shrubs THE CITY COUNCIL' OF THE CITY OF NEWPORT under control of the City. BEACH DOES ORDAIN AS FOLLOWS: SECTION IV. PLANTING SECTION I. DUTIES 4.1 No tree or shrub shall hereafter be planted in any city street, sidewalk, alley or pub- 1.1 It shall be the duty of the City Planning lic place of said City of Newport Beach, except in Commission to .prepare plans which shall designate by accordance with the ordinances and street tree plans means of a complete map of the city streets, a uniform adopted by the City Council, and upon permits issued method of street tree planting, designating certain by the City Engineer. streets for a certain specimen of tree or trees and shrub or shrubs, showing the intervals between said trees or shrubs. SECTION V. PLANTING 1.2 The City Planning Commission shall submit 5.1 In the event that the City of Newport said plan to the City Council for adoption or modifi- Beach shall undertake to do the actual work of plant- cation, if, and when, the uniform plan of the City ing and maintaining of trees and shrubs or other Planning Commission in its original or modified form plants in any street, the same shall be done by the is adopted by the City Council, it shall become the City Engineer, in accordance with the ordinances and tree planting plan for the City of Newport Beach. street tree plans adopted by the City Council. -1- SECTION VI. PERMITS 7.2 Tree stakes or guards may be placed around trees, shrubs or plants by the City or by 6.1 No person or corporation shall remove property owners, provided the same are merely or cause to be removed, plant or set out any shade placed near a tree, shrub or plant, for the tree or plant, or cause or procure any person to purpose of protecting or training such trees, set out or plant any shade tree or plant, in or on shrubs or plants. any part of any street, sidewalk, alley or public place within the City of Newport Beach without 7.3 No person shall, without the written first having obtained a written permit therefor permit of the City Engineer of the City of Newport from the City Engineer, setting forth the conditions Beach attach or keep attached to a tree, or plant under which trees or plants may be removed or be in a public highway, or to the guard or stake set out or planted and the kind thereof, and the intended for the protection of such a tree or plant, person obtaining such permit shall comply with all a rope, wire, or any other device. the terms and conditions thereof. SECTION VIII. HOUSE MOVING SECTION VII. PROTECTION 8.1 No person shall move any building or 7.1 No person or corporation shall in any- other object along any street in such manner as to wise interfere, or cause or permit any person to injure any tree - shrub or plant in such street. interfere with the City or its employees engaged The City Engineer may, if deems advisable, require <. in the planting, mulching, pruning, spraying, any person moving a building, or any other object treating, or removing of any tree or plant in the along a street in said City of Newport Beach, to public highways of or in the City of Newport Beach, furnish a bond in an amount sufficient to cover the or in the removing of stone, cement or other sub- damage or destruction of trees, shrubs or plants on stance about the trunk of any tree or plant in any any street. such street, sidewalk, alley or public place of or in said City of Newport Beach. No person shall pile building material, or other material, about any SECTION I%. INSPECTION " tree, shrub or plant in a street in any manner that will in any way injure such tree, shrub or plant. 9.1 The City Engineer may inspect all trees, In the erection or repair of a building or structure, shrubs and plants in all streets -of the City of the owner thereof shall place such guards around Newport Beach. Upon discovering that any such trees, all negrby trees in the public streets as shall shrubs or plants are infected or infested with scale, effectually prevent injury to them. No person or plant or animal life or growth or any insect detri- corporation shall, without the approval of the City mental to the growth, health or life of such trees, Engineer place or maintain, or cause to be placed shrubs or plants, he may remove, eradicate, or des- or maintained, upon the ground in a public street troy such condition. If any trees, shrubs or plants of or in said City of Newport Beach, any stone, in any street are so infected or infested to such a cement or other substance which shall impede the free degree that such condition cannot be removed, eradica- access of water and air to the roots of any tree or ted, or destroyed by the usual means and efforts em- plant in such street, ployed, said City Engineer may remove and destroy any such trees, shrubs or plants. -2- • Y SECTION X. UTILITIES 11.2 In case any tree, shrub or plant in any o street in said City of Newport Beach or any tree, 10.1 Every person or corporation having shrub or standing plant on any private property, any wire charged with electricity running through overhanging or projecting into any such street, a public street, sidewalk, alley any public place appears to be dead, liable to fall, dangerous, or an in the City of Newport Beach shall securely obstruction to such public travel on any such street, fasten such wire so that it shall not come in the City Engineer may cause the same or such part contact with any tree or plant therein; and no or parts thereof as are dead, liable to fall, person, persons or corporation shall without the dangerous, or an obstruction to such public travel, Written permit of the City Engineer attach any to be cut down, and if in any such street, to be electric wire, insulator or any device for the removed therefrom; provided that, except in case of holding of any electric wire or for bracing the manifest public danger and immediate necessity, no poles which carry the same to any tree growing or such trees or shrubs standing on any private prop- planted upon any public street of or in the said ert shall be wholly cut down or removed unless ten City of Newport Beach. (10T days' notice in writing of its intention to cause the same to be done shall be given by the City 10.2 No person or corporation shall, Engineer to an answer, occupant, or agent of the without the written permit of the City Engineer estate nearest such tree or shrub. I£ the owner, trim, prune, or cut any tree, shrub or plant upon occupant, or agent of such private property shall, the streets, sidewalks, alleys and public places within seven (7) days after the giving of such notice, within the City of Newport Beach. Upon per- file with said City Engineer his objection in writing mission being"granted to any person or corpora- to such removal, such tree or shrub shall not be cut tion for the purpose of trimming, pruning or cutting down or removed unless said City Engineer shall give any trees, shrubs or plants such trimming, prun- such owner or other proper person who has given such ing or cutting shall only be done under the super- notice, a reasonable opportunity to be heard in support vision of the City Engineer. of such objection and shall thereafter approve, in writing, the removal of the same, if such objection is not sustained. SECTION XI. OBSTRUCTION OF STREETS " 11.3 Nothing in this ordinance contained shall 11.1 The City Engineer may inspect any and be deemed to impose any liability upon the City of all trees, shrubs and plants which are in any street Newport Beach, its officers or employees, nor to re- in said City of Newport Beach, or which, standing lieve the owner of any private property from the duty on any private property, overhanging or project to keep trees and shrubs upon said private property, into any such street, to determine whether any of or under his control, together with sidewalks and the same, or any part thereof, appears to be dead, parkways, in front of such private property, in a liable to fall, dangerous or an obstruction to pub- safe condition. lic travel on any such street. y -3- SECTION XII. PENALTIES 12.1 Any person, firm or corporation violat- ing any of the provisions of this ordinance shall be deemed guilty of a misdemeanor, and on conviction thereof shall be punished by a fine of not more than five hundred dollars 3500.00) , or by imprisonment in the city jail for a period of not more than six (6) months, or by both such fine or imprisonment. SECTION XIII. VIOLATIONS 13 .1 Every violation by the same person of any provisions of this ordinance which occurs again, or continues on any day or days succeeding the first violation thereof, shall constitute an additional violation for each . of such succeeding days. s r -4- ,y Master Plan STREErq AND IIICR6 Al S i R • 1!.\FtKS A\D RECREATION LAND 1 SE Newport Beach . California 1957 • r } HAHN, WISE and ASSOCIATES CI TY bCOU L A N D P L L A N N Y N N I INO N O • IND U STR I A L t U R V NY t t TATItTICAL ANALYSIS Planning Consultants SUITE 17. 61 RENATO COURT REDWOOD CITY. CALIFORNIA PHONE EMERSON 6.0514 L A W R L N C[ A. WISE WALTER HAHN JR. t 1 J U t T I N P R E D R I C BARBER J R . May 23, 1957 1 The Honorable City Council and City Planning Commission City Hall Newport Beach, California { Gentlemen: i We are pleased to submit herewith the three units of the Master Plan for Newport Beach: I. Land Use; II, Streets and' Highways; III, Parks and Recreation. The Plan is the result of a year-long study of the conditions which now exist in the city; the problems which arise from those conditions; and possible, practical solutions to those.problems . • While dealing with the present, the Plan has also been 1 vitally concerned with the future, when Newport Beach will be a city of three times its present size and population. This city of the future has been the guide in all the studies, and the goal in all the planning which resulted. 4 Some of the programs can be started immediately. Others must be carried out over a long period, after careful and detailed study by the officials and citizens of the city. s Certain elements of these plans may clash with tradi- tions, personal interests, attitudes and habits of long stand- ing. The first consideration, however, must be the welfare of the whole community, now and in the decades to come . We wish to thank all of the public officials, citizens ' groups, and individuals, who have aided in compiling the basic a data for this report . Respectfully submitted, HAHN, WISE AND BARBER Q�Aji 5 ==ren r • se i5;justin F. barber, --jr. I Land Use Plan A. General For it is in the nature of cities to grow." This basic truth — so basic it is often overlooked — has been expressed by the supreme court of the state of Kentucky. The court was speaking on a local annexation problem. But it might well have been speak- ing for urban areas all across the nation. California, in particular, has learned the hard truth of the court's words. Now Newport Beach feels the impact of this drive, inherent in the nature of cities, to grow. The popu- lation has more than doubled in the last ten years. The city has the potential, within the next forty years, to hold a population of 70,000, and to expand its present area two and a half times, The prospect of this growth makes the necessity for a Master Plan of Land Use inescapable. Just WHEN the city will expand its boundaries in any given direction will be decided by economic forces and the wishes of the people involved. But there is no better time than right now for the City Council and the Planning Commission to set the • pattern for HOW the city will expand; to decide what uses it will promote and protect in the territory it ab- sorbs; to sketch the outlines of the city of the future. This is the purpose of the Land Use Plan. It is a general guide for the people of Newport Beach. It is an expression of what they want their city to be. The Land Use Plan is the basis for a detailed and precise regulation of uses, through zoning laws. In the nature of things, these zoning laws will always lag behind the Master Plan in some respects. It is eco- nomically impossible to remake the face of a city at one stroke. The Plan, however, provides a goal for the zoning program: the consistent upgrading of property values; the protection of existing investment; and the encouragement of new investment in areas set aside for homes, commerce or industry. The Plan attempts to preserve the character of Newport Beach as an outstanding resort and vacation area. At the same time it provides for the city's growth as a place of permanent homes and all-year industry, a major factor in the expanding economy of Orange County and Southern California. For those who are setting the pattern for the Newport Beach of the future, here are the words of Mayor C. Pralle Erni of New Albany, Indiana. • After a long battle, his city had just doubled its size, its assessed value and its potential revenue. Said the mayor, of his city's fight for room to breathe: "Do it big. If you try to do it piecemeal, you are licked." Table of Contents I Land Use Plan Page A. General....................................................................................................................................... 1 B. Basic Data for Decision 1. Distribution of Land Use....................................................................................................... 2 2. Location of Land Use........................................................................................................... 4 3. Population Projection............................................................................................................. 6 C. Master Plan of Land Use............................................................................................................. 8 D. Recommendations........................................................................................................................ 12 II Street and Highway Plan A. General....................................................................................................................................... 14 B. Basic Data for Decision 1. Traffic Flow........................................................................................................................... 15 2. Origin and Destination........................................................................................................... 17 3. Existing Street Conditions....................................................................................................... 17 4. Proposed Freeway.............................................._.......--•--........--•----...................................... 19 5. Land Use and Zoning............................................................................................................. 19 C. Proposals and Recommendations................................................................................................. 21 1. Coast Freeway......................................................................................................................... 21 • 2. MacArthur Boulevard............................................................................................................. 21 3. Major Streets...................................................... •.................................................................. 21 4. Secondary Streets..................................................................................................................... 22 III Parks and Recreation A. General...................................................................................................................................:... 25 B. Basic Data for Decision 1. What the City Has................................................................................................................. 26 2. What the City Spends............................................................................................................. 26 3. What the City Will Need..................................................................................................... 27 C. Requirements....................................................._........................................................................ 29 D. The Plan 1. Basic Units............................................................................................................................. 31 2. Special Facilities..................................................................................................................... 31 E. Additional Recommendations....................................................................................................... 34 Illustrations Table, Distribution of Land Use....................................................................................................... 3 Map, Existing Land Use................................................................................................................... 5 Charts, Population Projection........................................................................................................... 7 Map, Master Land Use Plan....................................................................................._..........I.......... 11 Chart; Traffic Flow, Vehicle Registration....................................................................................... 16 • Map, Existing Street Conditions......................................................................................................... 18 Map, Master Street and Highway Plan............................................................................................. 20 Map, Existing Recreational Facilities........................................................................................... ..... 28 Map, Master Plan of Parks and Recreation....................................................................................... 32 Chart, Master Plan of Parks and Recreation..................................................................................... 33 ' I B. Basic Data For Decision 1. Distribution of Land Use Before a Land Use Plan could be developed for the City of Newport Beach, it was necessary to survey and inventory the land use as it exists. The results of this survey are shown on the Existing Land Use map, on file in the office of the Planning Commission and on the Table on the following page. The Table shows a breakdown of the entire area lying within the city limits. The first two columns show, by actual acres and as a percentage of the whole, the different categories of use; the amount of vacant land, tideland, water, harbor and beach. The third and fourth columns show each category of use in actual acres and as a percentage of the developed area. The fifth column shows each category of developed land as a ratio of acres per 100 people. These comments can be made on the information shown on the Table: a. Only 36.66 per cent of the total area of the city is developed, for all public and private uses. Nor- mal for a city of the character of Newport Beach would be 63 per cent. There is a ready expla- nation for this variance; 34.68 per cent of the city is either water or tideland, and cannot be considered as building sites. This percentage of water area, which does not consider anything be- yond the ocean tide line, is one of the highest to be found in the United States. • b. The fact that so much of the city is water, tideland and beach also effects the density factor. There are 977.26 developable land acres, now classed "vacant." This is 22.74 per cent of the total area of the city. However, it is 38 per cent of the actual land area, after water, tidelands and beaches are subtracted from the total area. Normal vacancy figure for a city the size of Newport Beach is 35 per cent of the developable area. c. The number of duplex residential units is about twice average. d. Amount of land taken up by retail commercial and service uses is about 25 per cent above the average. These uses run about twice the national average in the number of acres per 100 people. e. Heavy commercial and industrial uses account for less than two per cent of the developed area. Normal for these two uses is about ten per cent. f. City streets take up about twenty per cent more land than is the case in most cities of the character and size of Newport Beach. However, the city's lots and blocks are comparatively small; thus an unusually high percentage of any given area will be taken up by street right-of-way. • _2— Distribution of Land Use All Property Developed Property Acres Land Use Acres Per Cent Acres Per Cent Per 100 Single Family Res. 612.98 14.26 612.98 38.90 2.78 Duplexes 114.89 2.67 114.89 7.29 .52 Multiple Dwellings 59.73 1.39 59.73 3.79 .27 Retail Commercial 70.39 1.6-1 70.39 4.47 .32 Heavy Commercial 14.77 0.34 14.77 0.94 .06 Industrial 7.81 0.18 7.81 0.50 .03 Street System 518.74 12.07 518.74 32.92 2.36 Parks 49.22 1.15 49.22 3.12 .22 Schools 79.80 1.86 79.80 5.06 .36 Public Uses: City Hall, Churches, Lodges, etc. 47.36 1.10 47.35 3.01 .21 Vacant 166.69 3.88 • Vacant, Upper Bay 810.57 18.86 Upper Bay; Lowland and Water 709.02 16.50 Harbor 781.21 18.18 Beaches 254.77 5.92 4,297.94 100.00 1,575.68 100.00 Note: Column Five computed on a population of 22,000. Total of vacant, developable land is 977.26 acres, 22.74 per cent of all property. r Total of water area, including Upper Bay and Harbor, is 1,490.23 acres, 34.68 per cent of all prop- erty. • 2. Location of Land Use a. Residential. 1. Single Family. Purely single family residential areas are found in various and unconnected parts of the city. From the Existing Land Use Map, concentrations will be noted on: Lido Island; East of Coast Highway, bounded by North Newport Boulevard and Irvine Avenue; East of Coast Highway, bounded by Sr. Andrew's Drive and Seventeenth Street; Corona del Mar, Marine Avenue to Malabar Drive; Corona del Mar, south of Glen Drive; Balboa Peninsula, south of D Street. 2. Duplex and multi-family. Mixtures of these residential uses are found at: Balboa Island; Balboa Peninsula north of D Street. South of Coast Highway and West of Newport Boulevard; Corona del Mar, Avocado Avenue to Glen Drive. 3. The only clear-cut multi-family areas, with little or no intrusion of duplexes or single-family • dwellings, are found at: Westminster Avenue and North Newport Boulevard; Riverside Avenue and Avon Street; Industrial. Way, and Sixteenth Street, north of Newport Boulevard; Haven Place, Clay Street and Coral Place, between Irvine Avenue and St. Andrew's Road. b. Commercial. Most of the property devoted to both light and heavy commercial uses lies in "string" developments along major streets or highways. These developments, usually only one lot deep, are found: Along Coast Highway, at the north end of the city; from Newport Boulevard to Bayside Drive, and from Avocado Avenue to Poppy Street in Corona del Mar. Along Noah Newport Boulevard, from Westminster Avenue to Orange Avenue. Along Marine Avenue, on Balboa Island. The largest single area of commercial development, extending for several blocks in all directions, is found around City Hall, lying between Newport Boulevard and Newport Bay. A smaller blocked area of commercial development, mixed with multi-family uses, lies north of Newport Boulevard, between Industrial Way and Sixteenth Street. A small concentration of commercial property lies on Balboa Peninsula at the foot of the wharf. c. Industrial. • There is only one concentration of industrial uses. It is at the north end of Newport Bay,and all of the property involved lies west of Newport Boulevard. It will be noted from the Land Use Table that land classified as industrial totals only 7.81 acres, one half of one per cent of the developed area of the city. .• Yy =� • a 0 • ....y` �tdlC �� nn _ �, b � ?- '.•3 I••I.o.J,���,� �=J /' jt:1 'y-. tF, 5 rtj'3 ' j i� I � (S:t�t �d✓ ♦I1y 41 tah t •'4t � 17 '\ � � � u �'rxt� � � :. m+w^ ° ., � �. Y''. '•,VI} �wy�/t f J �`�+F � eJ r�4 �rS) �� - 1�. e •!, /i "iumu., iwmn' uoryiuJY '� 4? ', "�v� �_ ; � (r � O�• MN • � b r zRNAa I ZE4♦7 h '�'.+ • ��il 3. Population Projection • Expected population growth for Orange County and for Newport Beach is shown on the charts on the following pages. The growth curve for Newport Beach was arrived at by averaging the results of these four for- mulae: 1. Maintain the rate of growth from 1950 through 1956 — 1,300 people per year — for the next five years; increase this rate to 1,400 people per year for the succeeding five years, 1,500 people per year for the next five years, and so on, to 1995: 811,500 2. Assume maximum density of 15 people per acre for the existing city, maximum density of 10 people per acre for the 5,950 acres to be annexed: 87,500 3. As above, but density of 8 per acre for annexed area: 75,200 4. As above, but density of 7 per acre for annexed area: 69,300 The average of these four figures is 79,141. The growth curve begins to flatten out by 1930. The rate of decline accellerates through 1990 and 2000, by which time a maximum population in a maximum area can be assumed. Growth during this 20•year period, 1980.2000, will depend on how fast the annexed areas are filled in. Note that densities • of 7, 8 and 10 people per acre have been assumed, to obtain the average figure. If the area is solidly built up, with small lot sizes and large areas of multiple-family uses, the population figure will be higher than shown. There are at least four variable factors which will influence the population figure in any given year: 1. Rate at which land is made available for annexation. 2. Rate at which residential building continues. This rate will be set by economic conditions which the city can't control. 3. Rate at which the summer or vacation period use of existing residential property turns into per- manent residence. 4. Rate at which the city is able to finance construction of water, sewage and other utility improve- ments, and to expand necessary city services, to meet the demand. • • 70,000 NEWPORT BEACH — POPULATION 69,500 60,00 + + + ohQJ0a "' • , + + +s7,000 + 50,000 t + + + + + + + 40,00 + + + + + +az,000+ 30,000 + + + + + 26,000+ + +20,000 t ,120 /O,00o + + + + 4,438 + /9/0 1920 1930 1940 1950 1960 1970 1980 1990 YEAR • 1,576,000 1,400 ORANGE COUNTY — POPULATION / /1,260,000 1,200 + + + + + + / C3 / /,000 + + + + + /+ / + +• Z / / /931,500 800 + + + + + / / + + 2 / 600 + + +` + /+/ + + + 1 517,300 l506,500 426,400 0 400 + + + + //+ + + + ' 2Q0 + 118;674 +130 760 216,22 { { + 34,436 61,375 ' • 1910 /920 1930 /940 1950, 1960. 1970 1960 1990 YEAR • —7— i C. Master Plan of Land Use The Master Plan of Land Use for the present city of Newport Beach assumes that the city will expand its boundaries east and south, in a series of annexations which will add some 6,000 acres of developable land. The plan has three main objectives: to preserve, and to improve where practicable, the zoning pattern of the present city; to establish a new zoning pattern for these annexation areas; and to coordinate these two patterns Into a single, workable and reasonable plan of land uses for the city as it will probably exist in 1990. One thing is immediately apparent, from a study of the existing land uses: there is a marked deficiency in the amount of land used for heavy commercial and industrial purposes. This deficiency would be less important if the city were to continue soley as a summer home and tourist area. However, we find distinct evidence that Newport Beach is rapidly becoming a city of full-time residents. This means an increased load on the schools, on utilities, and on other city services. For this reason, local industry and commerce are needed to equalize the property tax load, and to provide a steady, year-around economy. To meet this need, the Land Use Plan has set aside two large areas for development as Industrial Parks. One is at the northwest end of the city, and bounded by the Santa Ana River, the proposed Coast Freeway, Superior Boulevard, and the bluffs above the residential area just east of the present Coast Highway. The second Industrial Park site is at the head of Upper Bay, astride MacArthur Boulevard. • Two smaller areas are proposed for similar planned industrial development. They are at the north end of Newport Bay; are now under heavy commercial development, and contain what little land can presently be classified as "industrial." The "Industrial Park" is a fairly new concept in zoning, and has attracted attention in cities across the nation. It has also brought enthusiastic response from industrial and heavy commercial firms looking for sites on which to expand. The regulations call for wide streets and service roads; large building sites; architectural con- trols and landscaping, all aimed at setting up an attractive business community. Regulations also limit the development to light industries and other enterprises which will not create problems of noise, smoke, dirt and unsightly premises for the surrounding residential areas. The industrial park can be controlled and designed so that it requires little or no 'buffering," by com- mercial or multiple residential property, to set it off from adjacent single-family neighborhoods. To maintain a balance among commercial, industrial and residential uses, the Plan calls for a large re- gional shopping center at the intersection of MacArthur Boulevard and the proposed Freeway. This center would contain large branch department stores and specialty shops. It would draw its customers from the en- tire city, as well as from surrounding towns and suburban communities. • S^ • Future growth of the city to the east and south will, in time, place this shopping area in the geographical center of Newport Beach. It can be reached from any part of the area, by rapid, uncongested travel over major thoroughfares and freeways. Adjoining this shopping center are multiple residence areas, for apartment and hotel-motel develop- ment adjacent to the two highways. Smaller, neighborhood shopping centers are set up to serve the residential areas east of the present city. These centers will provide the markets, drug stores and other service shops for communities of 1900 to 2000 homes. Several of these centers are "buffered," by Professional Office and Apartment zones, from surrounding single-family residences. This type of zone is new to Newport Beach. It is designed to hold medical-dental cen- ters and clinics; offices for attorneys, engineers and builders, and for similar grouped professions. The zone also allows apartment buildings. It is used to provide buffers of investment property around shopping centers. Apartments and professional offices as allowable uses are not materially detrimental to surrounding single- family residence property. Regulations for both the regional shopping center (C-2-H) and the neighborhood shopping centers (C-1) call for off-street parking. These new commercial areas, and the adjoining buffer zones, have been set up in large single parcels. This practice aims to prevent a duplication of the "strip" commercial development which has complicated the city's present zoning problem, and which tends to destroy most zoning and highway plans. This parcel or "block" system, confines the commercial area, and prevents it from stringing itself down both sides of a street, disrupting the pattern and value of adjacent residential property as it grows. If a community grows to the point where it needs more commercial uses, another "block" can be set up at an appropriate spot. The two commercial areas will not compete with each other, and the values of both commercial and residential property will be maintained. In connection with this polity, some of the present "strip" commercial development in the central areas has been cut off and redesignated for either residential, professional or planned industrial uses. These cut- backs can be noted at: North side of Coast Highway, from Lugonia Street to North city limits. Bulk of this property is now in multiple residence use, and there would be sufficient commercial zone left to serve the neighbor- hood. • Lido Island, on Via Genoa. This property is now used for single-family residences, or vacant. Re- zoning would preserve the essentially residential character of the island. Coast Highway, immediately east of Newport Boulevard. A Planned Industrial zone is proposed to replace a retail-heavy commercial development. A Professional Zone is proposed, on Avon Street, to help buffer the residential area from the Industrial and existing Commercial zones. It is felt that this rezoning will prevent the spread of the "strip" commercial idea; strengthen the re- maining commercial "blocks," and allow smoother flow of traffic to and from the Newport-Balboa area. Route and turn-off structures for the proposed Coast Freeway are shown on the Master Land Use Plan map only in their approximate location, and should not be taken as in any way final. If any major changes in the route are made, the uses of land adjacent to the, new route should be adjusted to conform, as nearly as possible, to the proposals shown on the Master Plan map. The Plan recognizes the proposal to extend Jamboree Road west to the Coast Highway, and to develop the adjoining portion of Upper Bay into a major aquatic recreational area. The Master Plan of Land Use does not extend into the coast area, south of the present city limits and extending toward Laguna Beach. This area will, in all probability, be absorbed by Newport Beach in the . future. It should be the subject of a detailed study so that a balance of residential, commercial and public uses will be maintained. It may appear that a disproportionate amount of land has been set aside for single-family residence, in the area east of the present city. However, this land will be needed for homes to match the changing character of Newport Beach, which is becoming more and more a city of permanent residents. It should also be pointed out that the gross acreage of this residential property will be reduced by as much as one third,when new streets, parks, schools and other public uses are taken into account. In addition, the percentages of duplex and multiple-residence property have been maintained, to accom- modate the tourists and summer visitors which Newport Beach can continue to expect. The present commercial area at the head of NewnOrt Bay has been upgraded to call for off-street park- ing in any future development. Professional Office zones, as described above, have been set up on Balboa Island, adjoining the present commercial district; on Newport Boulevard, surrounding the Hospital; at the Broad Street-Westminster Ave- nue intersection, and on Avon Street, as part of a buffer system. • I A t k CITY OF MASTER LAND USE PLAN �Trwrox'r I3I `ACli (PRELIMINARY) -•- �� CALIFORNIA 777Ti-JiV--JJITT I � , � I` i- / JANUARY, 1957 0 Single Family Residential � ,.\ _'� II (t•�y/r \ '( 1� `� / MANN .WISE a ASSOCIATES Multiple Residential \ ,/\ / -• `"`9 �' PLANNING CONSULTANTS XJ. • j Number indicates 7orne�''i ® Prof, ssional, Apartments © Commercial Number indicates Zone ® Industrial Park 2✓%' a= \v" �r`��� -_�-—ram}f�=.�5_ .�,plq�'1� - y, ''tea _1T��_: :�: //\•% i i 'mod _O`o-f...`.' -_� / + •4: • a -C_ :8 r ��• t i'�'"��i���'`g=,a' ' 3( �./.-1 �- +at /.G.at[�,ay Y {''M.. �'':`��..�.� _ y,' f�k Ie r?f '�3-+i rrll T�, ;.• �}/�' max. �:_•..C :, >°" S• .. 1 •x +'�.n. '_.'i��-L•... '� •�' y .yn-ate' tf, 1 I r•F�-''.vim •-��•,�./.��� `LyL,-'}''L � �j%�,�/f' -�S '���~ J ,'t�•��,C•. �\� ��'�7 ,3 f �� '7� f1 ( j i G�`�q�� _� � JJ��', -�'" - S1• ( •,�y'4(\Z.oi M1 '��'.: `•�: �.:. �cl .r7 - _ � -TIr j � F'--�`; / , T",�/ r �t —_.�_4.•s♦ •+'ht� \ •/ -a CI �. _I_�-x ,rat 1' `, Tom.. _t I { * V� t 4 •• .:�r�l �� -I. � I, :•. .1:.-zr..r}_.c:-�+.�-_si _.�' �j� E! 1�`\\ iL• .:>'.1�y�'�-TT ' ru,�.iaat� _ U. 'j 0, I ! 4 / ..•�"7J v.� :"l-�lr- ! } i !!i {i• x:l i In 4i { {n j ! I r 1 I �.w✓•• SAY •.!� f'�:.-:,-.=..?!z ig--.y s .d� ' � -_ I .n•I t1^I- �� C Y'. .�.>5✓�j � = T;•--ram; -1 �\ ..s... ..���� t•• Ir I �, y 1�• 1 ' c F j * - . ndh �...._ .• - r>AC/ W •ems "_.- = -c•�v't_'�-�" I A ,1 CCEANacEAN .`T�,t• ' 'pe .� �.. `ads+.:•• w'A-' PACIFIC \Y J• 4 D. Recommendations The following steps are recommended to put the Land Use Plan into effect: 1. Establishment, in the Zoning Ordinance, of a Planned Industrial Zone. This zone is designed for the Industrial Parks described in the preceding section of this report. Locations of zones for light industry are suggested on the Land Use map. Zoning regulations should exclude all but light industrial and heavy commercial uses, and establish control of roads, building sites, architecture and landscaping. 2. Establishment, in the "Zoning Ordinance, of a Professional Office and Apartment Zone. This type of zone makes an excellent "buffer" between commercial and residential areas. It usu- ally results in higher values, and more attractive structures, for the office and apartment buildings located in it. Construction of apartments, as allowable uses, will also help maintain the present ratio of multi-family to other uses in Newport Beach. i. Establishment, in the Zoning Ordinance, of the following Commercial district designations: • a. C-1; Neighborhood Retail Commercial, with off-street parking required. Uses would be limited to residences, offices, and retail stores and service establishments. Uses now allowed, with a use per- mit, in the existing C-1 zone would not be permitted. This zone is designed for neighborhood shopping centers in residential districts. b. C-2; Central commercial. Uses allowed in this district would correspond to the present C-1 uses. The zoning would be used in present and proposed major shopping centers. It should be com- bined with an H district in certain areas, specified on the Land Use Map, to require off-street parking, c. The present C-2 zone should be eliminated, in favor of the "Planned Industrial' zone. d. Regulations of the 'B" district classification should be revised, so that the "B" district can be combined with all other districts, to require larger building sites. In particular, the "B" district should be applicable to all commercial districts, and to the proposed Planned Industrial district. • az- 4 • 4. Establishment of neighborhood shopping centers, by C-1 zoning. As the city expands, these centers should be set up to serve "communities" of from 1900 to 2000 homes. These neighborhoods tend to establish themselves within the boundaries of major streets, or of other man-made or natural barriers, A school and park further serve to focus this "community." It is recommended, as shown on the Land Use Map, that these neighborhood shopping centers be set up in comparatively large single parcels, roughly rectangular, to prevent commercial "string" de- velopments up and down major streets. 5. An increase in the amount of land set aside for single family residential (R-1) uses. Bulk of the land area to be annexed has been planned for single-family uses. The Land Use Plan anticipates that the trend toward permanent residence will continue, Large areas must be planned now for these homes, and for the large lot sizes which are desirable. 6. Coordination with the School Department, and with the Park and Recreation Commission, for the establishment of school and park sites in the annexed areas, according to the Master Plan of Land Use. 7. Cooperation with the Orange County Planning Commission in the formation and revision of its master plan for the unincorporated areas surrounding Newport Beach. The city should make its . plans and objectives clear, so that the county and city Master Plans will coincide. This program will prevent difficulties over rezoning when the city takes in land that is now unincorporated. 8. The Master Land Use Plan should be reviewed by the Newport Beach Planning Commission, and adopted after public hearings according to state law. The Plan should then be forwarded to the City Council for further review, hearings and adoption as the official policy of the city. 9. The Planning Commission, and its advisory bodies, should review the Master Plan annually, and formulate any amendments made necessary by changing conditions. These amendments should be made an official part of the Master Plan by the procedures outlined above. • -/3- I II Street and Highway Plan A. General To stay alive, any city of any size needs an intelligent and practicable plan for its network of arterial highways, principal and secondary streets. The plan, if it is to be effective, must take care of three factors: Interior Circulation. The people who live and work in the city should be able to move around eas- ily and quickly in it. In and Out Traffic, People from surrounding areas should be able to get into town easily, transact their business, and get back out with a minimum of delay and friction. Through Traffic. If a main highway passes through or near a city, it should carry the non-stop traffic in a smooth, fast flow. If any one of these factors is neglected, it will tie up the whole traffic pattern and the entire city will suffer. The prospect of a steady increase in size and population makes a comprehensive street plan even more • imperative. We have seen from the Land Use Plan that Newport Beach, by the end of this present century, will cover at least two and a half times its present area, and hold some 70,O00 people. The traffic pattern— the life stream—of this growing political body should be planned now. The speed and vigor of that growth will depend on the free flow of the city's commerce and people. The Street and Highway Plan for Newport Beach has three objectives: 1. Revise and improve the traffic pattern,of the existing city. 2. Outline at least the principal roads and streets to serve the areas into which the city will expand. 3. Tie these two elements together into a plan which is workable and at the same time economically possible. It must be recognized that any street plan for Newport Beach is made more difficult than usual by a complex mixture of peninsulas, islands, bays and canals. These natural barriers are like the hazards on a tough golf course; they make the game difficult, but not impossible. With patience, skill —and money — Newport Beach must find the right path through all the hazards. Otherwise, the city might well strangle in its own traffic. • B. Basic Data For Decision Several studies were made to provide up-to-date and pertinent material on which to base the plan for the traffic network. Included in this research were traffic counts; inventories of right-of-way and pavement widths; origin and destination surveys, and so on. Reports of city and county agencies, dealing with one or another phase of the street systems, were also considered. The successes of the old Master Plan were also weighed. 1 Traffic Flow On a weekday in September 1956, traffic was counted at major intersections throughout the city. The results of that count are shown on the Traffic Flow Map on the following page. This count was made in the fall, and on a weekday, to determine the average daily flow for the city itself. We were not interested, yet, in the peak summer flow. By relating Traffic Flow to Existing Land Use (discussed earlier) it is possible to project future traffic flow from the proposed Land Use Plan. As a result of future—and strictly local— flow, these locations will be critical: • • Newport Boulevard, south of The Arches, to McFadden Place. • Marine Avenue on Balboa Island. • Via Lido from Newport Boulevard to Lido Island. • Balboa Boulevard from McFadden Place to Main, Street. Within twenty years, the normal flow at these locations will approximate the peak Summer flow of today. Add to this the summer traffic twenty years hence, and you have, not a flow, but a flood. Traffic shows a considerable increase since the last count, made on a Saturday in April 1949. For a rough comparison: the fall traffic of 1956 approaches the peak summer traffic of 1949. Present summer traffic is 30 to 50 per cent higher than it was only seven years ago. Population projections from the Land Use Plan; estimates of motor vehicle registration, shown on the following page; and all other available sources, indicate steadily mounting traffic for the streets and highways of the city. ESTIMATE, MOTOR VEHICLE REGISTRATIONS NEWPORT BEACH • TWENTY FOUR HOUR TRAFFIC FLOW VEH/CLE RE6/STRA77ON L* + + + t + +NEWPORT BEACH , CALIFORNIA + + + + +'�+ + + AA"A+SEPT. 19S6 � + + + + +ewe+ + aJae+ i- +.I. .�. ,F .I. .f. ua nm nx a TEA aw me nn me U p EFN ♦ N ' HANK WISED ASSOCIATES n • pLAMXINC CONSULTANTS (l 2 n XOo y 2 � � m � o � o - A Y � a 20 /00 •�r. - ! of 5 � _ 0 CI (♦ G 94YS/OE ON 9100 � Pp61fI z- E. STAT Y A 16 300 F RW T 2 f �♦ c' un � � _ � ♦c5o e1O 1 QVO m�Lo 1 �a e O 1 A a i e /P920 /200 nOCn •IJ.KX1 eA Q t/ /2IJn 'EC lJ0 /J 600 2ll _J�00 LEGEND Width of Streets Indicates • r Traffic Volume In 24 Hours, Fall Weekday Outside Lines Indicate Traffic Volume m 24 Hours, Summer Weekend ,i -16. _'� ti 2 Origin and Destination In the spring of 1957, post cards were mailed to 3,000 homeowners in Newport Beach. The cards asked for the number of trips made by the family automobile in a single day, and the origin and destination of each trip. Information from these cards was plotted on a large map, which has been filed with the City Plan- ning Commission. The map is far to complex to reduce as part of this report. However, these are the pertinent findings: v • Corona del Mar was the peak area for internal traffic movements. It also headed the list of all origins and destinations. During the single day, 8,200 local autos entered or left the area. • Costa Mesa, with 5,400 trips, was the second most popular origin or destination for Newport residents. • The City Hall — Lido shopping district was the third busiest area, with 4,900 local cars en- tering or leaving during the day. The Origin and Destination survey also provided information on the number of local automobiles which could be expected to use a local route across the entrance to the Upper Bay, if one were con- structed as indicated on the Street and Highway Plan. Such a route would be immediately useful to more than 3,600 local vehicles. This number does not include traffic from other areas outside the • cities, or commercial service traffic — bread and milk deliveries, and the like. 3 Existing Street Conditions The map on the following page shows the existing street system, indicating right-of-way and pavement widths, and the type and condition of street surface. Narrow streets present the main problem in the present system. Both right-of-way and paving are narrow in that portion of the city south of the Coast Highway. This area now contains three-fourths of the present population; because of small lot sizes, and multiple residential zoning, it is also an area with a tremendous population potential. To remedy this situation, certain feeder streets must be widened, and others must be converted to one-way traffic. In contrast, areas north of the Coast Highway have wide streets; rights-of-way run from 50 to 60 feet. Pavement condition, on all streets in Newport Beach, is exceptionally good. We seldom encoun- ter a city with such a high percentage of street surface in good repair. Outside the city,streets present a different picture, Annexable lands in the "Corridor"west of Upper Bay, and in the vicinity of 17th Street and Monrovia Avenue, are served by streets which are far • below the standards set by the city. This map of street conditions is intended as a reference. It will be helpful in selecting the major and secondary streets to be included in the city's street and highway plan. -/7- r EXISTINGr STREET CITY OF CONDITIONS �r �,, 9�" b —!� _ \ NEWPORT BEACH CALIFORNIA LEGEND � \ I 1 CONDITION OF PAVEMENT Jr~ \ '1 \ JANUARY. 1957 GOOD ixe syA•en \'� R ' ,f{Y r _ i \ \� /�" TI \ / HAHN ,WISE 5 ASSOCIATES FAIR )i POOR 60- RIGHT - OF-WAY WIDTH I \ 40 PAVEMENT WIDTH,,' / ./�� yCSA �irr'�•.� i \ -� U UNIMPROVED STREET /\ ^\ SURY£ � \ \ M01 IN ` I C � 1 J 7 TYPE OF PAVEMENT P PLANT-MIX r — \ C CONCRETE G 0 DIRT _ •� G'��, ��� O OILED 5 ./SAND 7 01I, 1 Ej� � f 1j, \ 4lV "I tii iii iliiilltiiiiii BAY ! \ Q � ! /' lw WE PACIFIC OCEAYy ✓f" Y�� - OCEAN PACIFIC 1 f MASTER STREET a HIGHWAY PLAN ar CITY OF • ( PRELIMINARY ) LEGEND NT:`��1�ORT B14A ;II I• `*4b CALIFORNIA PROPOSED FREEWAY µ �' MAJOR STREETS (FOUR LANES UNLESS OTHERWISE NOTED! �,i `"� � __•-J`,` � ' T` JANUARY, 1957 _ ••••••• SECONDARY STREETS crvYo LANES) +n urpy " .�J�_3_=��"�"" •�`t\ .`� • V. \ T '` • NANN •wIsE 8 ASLOEr ATES OTHER STREETS , r �� A �'—_• 'r - .. f1�, �' ! ; ' 1r PIANNiNG GONSVLTANTS T TRUCK ROUTES PROPOSED STREETS c ' 1, 0 0 � TRAFFIC DIRECTION, LANES M13. — g ogle _dowdo A r _ ' , ' .•.'_ t `i.,�.....� .� ,,ice T `�. i .a -,.C '..` <•„3ti i� I f�' r..t ,f > .` r• Xtttylb owl sow Z. •.. ^0 T - :\ -,:�•`_`__ ty� }r .... a I► �� I • -•�S .•• Tt >-^ 3r a/r 'd t(,'`~ i s _ \. .. T T �- -•�_ - - T '000 ..,,��.a•• At�•• `� , _- • li'('< )f /.i` f - of l�r \ t•- �` , G l ..-.�—y ll�:� f• -E _� ' jt _' •gyp 7,:` <'' '•1 t` -.: LE I; +E _- §fi-•� @`"j i ji T .�••.• 0�,�� FT'.•.� ` ,„•..+ r� ,„1�•,•~ �'r, ,`_ - . 1 ` �. �''/ 'E+ a 1;' M1�'`!'?"=a C,1•_e� n , •1�• i••..•„'-�••' a�l},a�, l r\h'�:,e,• `-: �;�4 j � '1.X'S F,':.•...... -` r i-1, 1 �.> - `' y\ l 'fie 13 f r"'.�.1'.�T• ,�-¢ _'.� - :�J:»^ � • "T� fAt,l, ..•t,,�-`t\ *K �-N:y�.�,g�0\; '� :��1Z1�� /7 'aiy� , + lam'; ) -.-'�\,. j• .q'\\ I t •� C •T •x .^ 'f�:'+3„{ 1�.( at. .�. Ie i 4� r — T— / �:: '; is < • : t ., e t �ti9yJ 1 RAy ct°I€ q '�i ll��rt e`. . -- � . ' :.. / �� 'h T '%• S5• ^d+ S 11 ' }I' I• .�� c. �� - I_ �S ��T`�;/' .- ..y�ll•'•4••�,':� 't•_+,..• �, �a`�i'l^���li y_ 3 4 a _...•\;�:�••-• I � l � i M,Pp RT J •j �Y __ I OCEAN �d'•rt"�z•.! - <-.,�• -;- " , a "'- •' "t PAC/F!C OCEAN I V -20- -�9 C- I C. Proposals and Recommendations • Following is a list of proposals and recommendations on highways, structures, major and secondary streets of the Master Street and Highway Plan. t Coast Freeway Route of the proposed Coast Freeway, as shown on the Master Street and Highway Map, is only probable and not certain. Minor changes in the route are permissible. However, the structures as pro- posed in the Plan should be given serious study if they are to be relocated. Major interchanges are proposed at: • Newport Boulevard This is one of the two major north-south roads connecting Newport Beach with inland areas. • Tustin Avenue This is the main connector road to the Corridor and the Upper Bay residential are. • Jamboree Road. This is a proposed expressway to serve the Upper Bay development, the proposed aquatic park, and Balboa Island. • • AfacArthur Boulevard. This is the only state highway from Newport Beach inland. • Placentia Avenue On-off ramps will be needed here to serve the Industrial Park area proposed in the Master Land Use Plan. A new high-level bridge is proposed to carry the Freeway over the entrance to Upper Bay. The present Coast Highway bridge should be eliminated so chat the Upper Bay may be developed. 2 MacArthur Boulevard This is proposed as a limited-access expressway, south to the Freeway. It is proposed that the city take over the remaining portion between the Freeway and Coast Highway as a major street. 3 Major Streets Newport Boulevard; a limited access expressway south to The Arches. Present bridges over Coast • Highway and the channel should be widened to allow six lanes of traffic. There should be sufficient extra width south of the bridges for a two-lane storage lane, for left-turn traffic into Via Lido. The six lanes should be continued to Balboa Boulevard, using portions of Pacific Electric right-of-way for a complete realignment, according to the detail map on file with the City Engineer. r • Placentia Avenue, 17th Street west of Newport Boulevard, lower Superior Boulevard and a new north-south street from Coast Highway to 17th Street. This network will be needed by the Indus- trial Park area proposed in the Master Land Use Plan. Coast Highway. This should be considered as a major city street, after construction of the Free- way. To maintain interior circulation, a two-lane section of this street should be carried on the new Freeway bridge over the entrance to Upper Bay, alongside but separated from the Freeway. Connec- tion would be with the realigned portion of 16th Street. A new entrance from Coast Highway to Balboa Peninsula. This route breaks down into three sec- tions: 1. Pacific Electric right-of-way from Coast Highway to Balboa Boulevard,with four lane,two way traffic. 2. Balboa Boulevard, 31st Street to 24th Street, with four lane, two way traffic. 3. Balboa Boulevard, McFadden Place to Main Street. This section would carry three lanes east- bound, one lane westbound. Two additional westbound lanes would be shifted to Bay Avenue. Tustin Avenue, south to Coast Highway. This was chosen as a major route for two reasons; it pro- vides a direct connection with Coast Highway, and it by-passes several school and park sites along . Irvine Avenue. 17th Street, east of Newport Boulevard. This route is shown as modified to swing past interchanges at Newport Boulevard and Tustin Avenue. 16th Street, from Superior Boulevard to 17th Street. This provides a major east-west connection with the proposed rerouting of Coast Highway for local circulation. 20th and —Ind Streets. These are proposed as east-west connectors from Costa Mesa and New- port Boulevard to the Upper Bay residential development. Boulevard from 16th Street to 22nd Street, along the west shore of Upper Bay. Highland Drive, from Irvine Avenue, and extended to the shoreline Boulevard. Afesa Drive, extended to Jamboree Road. Palisades Road. This is a major link from MacArthur Boulevard,across Jamboree Road, to the north end of the city. • Jamboree Road. Route is shown modified to skirt the foot of the bluff indicated on the Land Use Plan as an Industrial Park. This street would be the main connector from MacArthur Boulevard to the Upper Bay development and aquatic park. y • Two east-west Boulevards, to serve the Industrial Park and residential areas north of the Freeway. Marine Drive-Bayside Drive. This is considered as one street, to join Jamboree Road at the Free- way and to serve Corona del Mar. Occan Boulevard and Fernleaf Avenue. Also considered as one street, this route would connect lower Corona del Mar with Bayside Drive. Marguerite Avenue. The Plan shows this route extended northeastward, past the Freeway, to con- nect with an area that will be developed as residential property. Via Lido. This street carries heavy traffic in and out of the central business district, leads to the only connection with Lido Island. 4 Secondary Streets Ocean Boulevard, Channel Road and Balhoa Boulevard. These streets are to form a one-way, coun- terclockwise loop at the tip of Balboa Peninsula, to speed traffic flow. • Bridge to Balhoa Island, Marine Drive to Onyx Street. One way inbound, this bridge would be the start of a one-way network on Balboa Island, including Onyx Street, Balboa Avenue, Park Avenue, and Marine Avenue. Present bridge would be one way leaving Balboa Island. Bap Avenue. As a one way, two-lane street westbound,Bay Avenue would take one third of the out- bound traffic off Balboa Boulevard. This route will have to be extended along Vilelle Street from 15th Street to 19th Street where it rejoins Balboa Boulevard. One way network, both sides of McFadden Place, south of Balboa Boulevard. This is to allow free circulation in and out of McFadden Place and Balboa Boulevard. 151h Street, 161h Street, Whittier, Monrovia and Pomona Avenues as feeders for the proposed Indus- trial Park. .Service road, paralleling the Freeway, west of Superior Boulevard, for Industrial area. Connector road, Coast Highway to Freeway and north, at west edge of industrial area. Network for Corridor and Upper Bay development, consisting of Santa Ana and Irvine Ave- nues; Marine Drive; Dover Road; 13th, 19th, 21st, 23rd Streets; Santa Isabel Monte Vista and Del Mar Avenues. • Newport Heights network, consisting of North Newport Boulevard, Santa Ana and Irvine Ave- nues, 15th Streets, Beacon and Cliff Drives, to serve area between Freeway and Coast Highway, east of Newport Boulevard. -z3- • Balboa Boulevard. 46th. Street, 32nd Street, and portions of 38tb, 36tb and Lake Streets, to serve the Rialto area. This portion of Balboa Boulevard will be closed to through traffic, and revert to sec- ondary status to serve the residential neighborhood. Downtou n network, to serve the commercial and industrial area at the head of Newport Bay. Streets involved are 26th, 28th, 29th, 30th, 31st, 32nd Streets east of Newport Boulevard; Lafayette Avenue, Villa Way, Via Oporto, a portion of Newport Boulevard, Central Avenue and Via Malaga. Via Lilo Nord, Via Lido Soud and Via Genoa, as the principal streets serving Lido Island. Bawide Drive, west from its intersection with Marine Drive. Its route would circle north under the Freeway, then around the proposed Aquatic Park. There it would connect with Jamboree Road, and the secondary road on the east shore of Upper Bay. El Paseo Drirc Alalabar Drive, and Carnation Avenue, as connectors between Bayside Drive and Coast Highway. Poinsettia Drive and Fourth Avenue, as feeders to major streets serving Corona del Mar. Seaward Drive, Morning Canyon Road and Evening Canyon Road, as a loop to serve residential • area at south end of Corona del Mar. r J Traffic signals should be installed at the intersection of any two major streets. 6 All major streets should be protected with Arterial Stop signs. 7 Center stripes should be painted on all major and secondary streets. 8 Truck routes should be established as shown on the Master Street and Highway Plan map. 9 After review by the Planning Commission, the Master Street and Highway Plan should be adopted as official city policy, according to state law, on the following schedule: a. Distribution to interested local agencies for comments and suggestions; b. Formal hearings and adoption by the Planning Commission; c. Submission to the City Council for further review, hearings according to state law, and final adoption. • _zy. i J • III Parks and Recreation A. General An outsider might well ask why Newport Beach, with 254 acres of publicly owned beach land, thinks it needs more recreation area. Many cities in the interior valleys of California would pledge years of tax revenue if they could get the same blessing for their citizens. There are two immediate answers. In the first place, not everybody likes beaches. In the second place, a beach isn't a very good place for a football or baseball game, and certainly not a good place for an adult class in ceramics. There are of course other answers, and more important ones. Apart from its beaches, the city has only 49 acres, mostly undeveloped, devoted to parks. Thais one acre, a 210-by-210 foot plot, for every 440 peo- ple. That plot would be pretty crowded if only a half or a quarter of the city's people decided they all wanted to "go to the park" on one day. It is also apparent that the city is going to grow. The need for schools, parks and recreation will grow with it. Plans must be made now if this growth is not going to be haphazard and costly. • Newport Beach has already learned the meaning of "too little and too late" in the matter of buying park sites. There is no indication that the price of land is going to come down, or that people are going to stop coming to California. Newport Beach has gained a just reputation as a pleasant and scenic seaside resort, drawing crowds from the entire area of Metropolitan Los Angeles and beyond. It has the housing and the beaches to satisfy this seasonal migration. It appears, however, that the city has overlooked or neglected the year-around needs of the people who live here. This unit of the Master Plan, without ignoring the city's character as a resort and vacation center, con- centrates on the basic recreational needs of the 22,000 people who live here now, and the 70,000 or more who will be living here before the end of this century. B. Basic Data For Decision 1 What the City Has An excellent inventory of the present park and beach sites is found in the report on "Existing Park, Beach and Recreation Areas and Facilities in the City of Newport Beach." This report was submitted to the City Council in January 1956 by the Park, Beach and Recreation Commission and the Citizens Com- mittee. Rather than repeat each item in detail, this section of the Master Plan adopts this report as filed, as an essential reference. From the Land Use unit of the Master Plan we have already learned there are 49.22 acres of park land within the city, plus 254.77 acres of beaches. Together these uses add up to 16.6 per cent of the devel- oped area of the city—about four -times the recreational area found in the average city the size and char- acter of Newport Beach. This amount of land, if there were no other factors to consider, would more than satisfy the city's space requirements for recreation. However, there are other important factors to consider. As mentioned in the Commission Report cited above, these beaches are fully usable only during the summer months. Much of the property is under federal, state or private control. Bulk of the land is not suitable for the paved areas, playfields and build- ings necessary to a complete recreation program. It is true that much of the beach land can be used to fill out the requirements for free-play areas, pic- nic spots and other items of the recreation program. Where possible, beach areas have been fitted in to the Master Plan as parts of the neighborhood park network. In general, however, the beach areas cannot be counted on to fill the city's recreational needs. It must also be noted that the beaches and bays of Newport Beach constitute, in reality, a regional park, serving the whole of the south metropolitan coastal area during the summer months. The beaches should be fi- nanced and developed with this thought in mind. This report concentrates on a recreation program to serve the residents of Newport Beach, the year around. 2 What the City Spends Analysis of the city's 1956.57 budget shows estimates of $81,016 for parks, $33,269 for the recrea- tion program—a total of $114,285. This breaks down to $5.20 per person for costs of maintenance and operation only. -zt� i a • Another $34,000 is shown in the general Capital Outlay fund for acquisition of new park sites. These items run the per capita cost up to $6.74. Spending estimate for parks and recreation during 1955-56 is only $74,698, or approximately $3.55 per capita. The large increases for the current fiscal year are explained in great part by the $20,000 item for the activity section of the recreation department—an entirely new budget item—and generally higher salaries. Capital outlay figures for 1955-56 are not found in the budget. The per capita cost for the current year appears unusually high. It must be pointed out, however, that only about one third of the entire park and recreation expense comes from direct taxes. The city levies a direct property tax of eight cents (.08) per $100 of assessed valuation, for park purposes. The budget estimates this tax will bring in $47,698 this year. Balance of the park and recreation budget is filled by revenue from concessions, and the Balboa Bay Club, and lifeguard subventions from Orange County. There is no specific budget item for Site Development—a fund for improvement of existing or planned parks and recreation areas. Site acquisitions are charged against the city's general Capital Outlay Fund rather than against the Parks and Recreation budget. 3 What the City will Need The planning area of Newport Beach, as shown on the Land Use map, will hold a minimum population of 70,000. This will mean a minimum of 9,000 children of elementary school age; four intermediate schools, seventh and eighth grades, each holding 400 students; at least fourteen (14) primary schools, kindergarten through sixth grade, each school holding 500 pupils. This estimate of the school population is important because the primary or intermediate school is the nucleus of the neighborhood and the basic unit of the recreation system. Using all the factors of projected population, natural and artificial barriers, traffic and other facilities, the Newport Beach planning area can be divided into twenty neighborhoods. Each should contain its basic school unit. Each should also contain a neighborhood park, either adjacent to and a part of the school, or as a separate facility. These neighborhoods are further combined into six distinct communities. Each of these should also be served by a school-recreation unit. EXISTING RECREATIONAL FACILITIES J CITI O NEWPORT BEACH L E G E N D j CALIFORNIA .....,..., \1'i � ? BEACH, CITY OF NEWPORT BEACH F ; 3.wmvri "`� 1 JANUARY, 1957 :O BEACH, STATE OF CALIFORNIA t\ ® PROTECTED SWIMMING HA .WIS ASSOCIATES PLANNING CONSULTANTS SCHOOLS SPECIAL RECREATION FACILITIES" '-� r _ PARKS 1 /;•� A3 • PUBLIC PIERS-' ® FISHING- - = IL / SWIMMING FLOAT j r•--_. NOTE- a �� ON PENINSULA ALL STNEET ENDS ARE PUBLIC BEACHES. / LIDO ISLAND BEACHES AND PIERS NOT PUBLIC 0 1 NEW 9 3 \ a' ell' EL ENTARY SC �• L�®/� L'' —�� GO LP �rENTARY. BOR MEN, aJJ F NEWPpif j CORONA OEL YETA MAR SCHOOL �] HARBOR ELENRT •_- 1 U ION Hlp BCHODL -- -�� -••_ (\� SCHOOL `�'\ U _ ` �� ��'/IT--��,�nnppp,..�/�/�/��' �• , EXPLORER SCOUT BLDri COMMUNITY YOUTH CENTER �- �\ ENSGN � j � � ® �� m mm mm ��• e �. .`ELEY.saIODL 1. eoA � m SEA SCUT OS mm l r 3 111T)mm_ LSLAXD xO YC. � ® 9AT I L IDD ISLAND Y.C. XND "EEPIURIT , AAAA HEMP 0 R T • _���. ® ..•..Y.o:resu w ..�,,.�. a.N--w....� 1- OCEAN ~` ` "'w• - _ - y,.u•""" LIBRARY E 4 EWPON 6RAMr1R SCHOOL PAC/FIG OCEAN NONM6 wEE 4 • �'-•�,-_�� _�., GREEN ' NI)ZL SCOUTS • n•Mc IAEF,NEACX N NECAEATON KPT- Rp. r a C. Requirements A well-rounded recreation program must provide facilities for these separate age groupings: pre-school children; children of elementary school age, 5 to 11 years; older children, 11 to 14 years; high school youths, 15 to 1S years; young adults, 19 to 22 years; adults, and older, retired persons. Along with these age groupings, a comprehensive program will also provide recreation facilities for peo. ple in family groups. On top of what might be called these specialized facilities, the recreation program should also provide, at various times throughout the year, events that can be enjoyed by people as a crowd, rather than as representa- tives of a special group. Plays, pageants, exhibitions, art shows, tournaments, all fall within this latttit category. But if a recreation program is to serve people, it cannot be planned on a city-wide basis. People live in neighborhoods, The children and the adults of a neighborhood should be able to satisfy their basic recreation needs close to their homes. A group of several neighborhoods will form a community—a unit still much smaller than the entire city. Youths and adults will be willing to travel out of their neighborhood, but still within the community, to take advantage of recreational facilities designed for them. It takes a special type of recre- ational attraction — an ocean beach, a forest camp, a fishing stream — or a special event — an athletic con- test, a pageant, a tournament — to lure people from all parts of the city or region. A municipal recreation program, therefore, should build upward and outward from the neighborhood. This means a network of playlots for pre-school children; playgrounds for older children; playfields for teen- agers; family areas for picnics and barbecues; community centers where clubs and groups can get together; neighborhood and community parks. This is the place to define these terms, and others which will be used in the following section of this report. Included in the definition will be the amount of space required so that the particular facility can be used and enjoyed by all the people it is meant to serve. • Neghborhood. A geographic area including 1,000 - 1,500 homes; set off by natural or artificial boun- daries such as bays, streams, railroads, highways or major streets; served by one primary or elementary school. • Neighborhood Park. A small recreational area, 5 to 7 acres, serving the basic recreation needs of the neighborhood; usually adjacent to the elementary school. Its facilities include a playlot for young chil- dren and shelter for their mothers; a paved area for court games; turf, sand and tanbark areas for free play; a quiet area for sunbathing or reading; family area, where 10 to 20 families can picnic or barbe- cue; benches and turf area for use of older persons, bowling,horseshoes, etc.; parking space, and land- scaping. • Community. A group of two to four neighborhoods; bounded by natural or artificial barriers; served by an intermediate school, high school or both. p M n } • Community Park. A recreational area of 15 to 20 acres, adjacent to the community school. In addi- tion to the facilities contained in a typical neighborhood park, the community park will have fields for football, baseball and softball; courts for basketball, tennis and volleyball; a swimming pool; a field for other sports and special events; and a community building. • Active Play Area. A recreational facility made up of the space and equipment available at an elementary or intermediate school. Designed for the 6 to 11 year age group, on 1/4 to 1/2 acre. • Playground. Basis of an active play area, with swings, slides, horizontal bars and other play structures and equipment. • Playlot. A recreation area for pre-school children, with slides, swings, sand-box, climbing maze and other suitable equipment, and free-play area, on one-quarter acre. Adjacent to it should be an area with benches and shelter for mothers of children using the playlot. • Recreation Center Building. A separate structure for indoor recreation, of 10,000 to 12,000 square feet. Facilities include, but are not limited to, social halls,teen-age lounge,older persons' center, kitchen, halls, storage, display space, restrooms and office. The community park and center will usually ad- join a school. The Recreation department should arrange for joint use of school multi-purpose rooms, and facilities for arts and crafts, hobbies and study groups. • Parking. Neighborhood parks require .4 to .6 acre; community parks and center, 1 to 1.25 acres, de- pending on the amount of off-street parking available from the adjoining school. • Landscaping. From 30 to 40 per cent of the total site area of a neighborhood or community park will be taken up with walkways and plantings between the various play areas, and on the perimeter of the park. There is another set of standards by which a city can judge the adequacy of its entire recreation pro- gram. While attempting to meet the needs of each neighborhood and community, the city can check its total recreation inventory against the area and population of the city, using these yardsticks: Playlots: .1 acre per 1,000 people; 2000 sq. ft. minmum; 1/4 mile service radius. Playgrounds: 1 acre per 1,000 population; 2 acre minimum; half mile service radius. Plapfields: 1 acre per 800 people; 10 acre minimum; one mile service radius. Neighborhood Parks: 1 acre minimum per 1000 population; five acres minimum site; one mile service radius. Recreation Center Building: one per 20,000 people. Swimming Pool: one per 20,000 people. Football Field: one per 20,000 people. Softball Field: one per 3,000 people. Baseball Field: one per 6,000 people. Tennis Court: one per 2,000 people. Basketball Court: one per 3,000 people. 30— r } D. The Plan I. Basic Units Examination of the Map of the Master Plan of Parks and Recreation shows that the city of Newport Beach can be broken down into twenty (20) neighborhood units. Each of these neighborhoods surrounds a primary or intermediate school. The school is counted on to provide the basic recreation facilities for each neighborhood — playgrounds and play equipment, paved areas, rest rooms, classroom space for in- door activities of children and adults. Each neighborhood is also provided with a park area,containing paylot for pre-school children, moth- ers' area, free play park, family area, and other facilities,. In most instances, this park area is immediately adjacent to the school and forms a unit with it. Model for this type of facility is the joint school-recreation development at 19th Street and Irvine Avenue, now the subject of detailed and precise planning by the school and recreation agencies. In some neighborhoods, the park is separate from the school. Newport Heights neighborhood is an example of this division. The Newport Heights School is designated as an active play area. Park require- ments will be met by development of the Cliff Drive Park. In other neighborhoods,such as at Corona del Mar, it is felt that existing and proposed improvements to beach and city park areas will satisfy the requirements of a neighborhood park, while the school fills the need for an active play area and neighborhood center. The twenty neighborhoods have, in turn, been grouped around six community parks and centers. It will be noted that the community park also serves as the neighborhood park for the neighborhood in which it is situated. The plan calls for community parks and separate community recreation buildings at the four inter- mediate schools to be set up in the annexed areas of the city. Two additional community center build- ings are called for; one at the Newport Harbor Union High School, the other at the new high school east of MacArthur Boulevard. The chart shown on Page 33 provides a summary of the Master Plan of Parks and Recreation. The facilities, either existing or proposed, are shown opposite each location for an active play area, neighborhood park, community park or special facility. The city has requested precise recommendations on the development of five existing park sites: Co- rona del Mar main beach; Balboa Peninsula ocean front from Alvarado Street to B Street; school-park site, 19th Street and Irvine Avenue; Cliff Drive Park and Channel Place Park. Precise planning for these spots will be submitted as a supplement to this report. However, the summary does indicate what facilities they should contain, and shows how they will fit into the neighbor- hood-community recreation scheme. 2 Special Facilities When completed, the Orange County Recreational Area in the southern portion of Upper Bay will be a major addition to the recreation inventory of Newport Beach. Although it is a county facility, and designed as a regional park to hold some 10,000 people, the combined swimming-boating-park area will certainly be used by Newport Beach residents whenever possible. Planning for this area calls for an 18-acre swimming area, one mile of sandy beach, amphitheater, baseball field and tennis courts, several parking areas and a boat launching ramp. The Master Plan Map designates six other locations in Upper Bay for future development as recre- ational areas for picnicking, protected swimming, and boat ramps. ac 0 5 "I Q MASTER PLAN OF PARKS 4::'x ('01TY OF AND RECREATION ,t__ s ��•,' = L — r%` �� \♦. ° .,NEWPORT 13T1�CIi , (' 1, � � ` ' ,. �- ... :_�•'--�' r ", ; ♦ :1 j• �t c rr >'Y yl+'`c�r_..� ! 4 \ •���� :/ CALIFORNIA LEGENDit ;:• `� • +�%% a i;' ♦\ ��__.� Existing Proposed /. I fi 1 JANUARY, 1957 i O School .. I� (�_ •€I 1 '••\� !. ,' .n•.Jl cl-.. •,�\ / • ' • / NPax ,b5E 9 GS)°CI.Ifs - Park �• r ""NN t '�• ! YIPNNINfi CONS'IIfpNT$ A Active Play Area ,` ,., i"- • ^� •\1\ A t �• f A° 9 P 3 Neighborhood Park , \\ :' ' �/ _ �� ;xlr'* xx m ! I % C4 Community Park - :• I ji.. , - C5 Community Center Building �';•, `�♦ It �..' f .w sy. � Aquatic ParkT is .. •�C I �i `%\ 11 `• 1 ♦� i '. \ ••• I ��......_--_ram.—ram._\ .. Neighborhood Boundary /• p3f •• • O ;' ♦ , .--� Community Boundary O �. Primary Streets, Highways _ ♦ Ems~_ x�'A'%=` • t t8,s / { , .'I•... I •�• = "^-r A5 •` \fix. �•; '" •� 1• V . �• •\ c � a'=• .' `.9• �.: - ! Vic.;; :� QP7 f " 1 f . OP6 AC r ev O / f • _ r O fi+�' •- . ; � A•. x* ': ,..• � rr ... „�_. � • .i t,,. ; . rrr' 44' �i ! •'*9 ` ,�.�# � _f ! `• - -_.,:.-r..ry'�r � ��•�r " s` ��. 'T' .:.... �P51 f"`i12, 1 �`-` : \ t - - t' I • ff•• "ter '-j OPI t_-1 �•%�•••�.::. -'r QI• •\ "�,�.. , ' ^• ,ti.s®a ` `•.1 \`-• .i` t .• �'.Pi� I _ ^T•aF IL •• • r �' FF t\\ i.✓ - �., .. . . . . .. .. .. a�ic' ,:S' i:':. . . . . �.�— _��•••.1 ' I/.,' 'rye Ay r`.• t`, ! u�S•• _ _ • •_4t^ 3 €...�: • . . . _ • c " •1, , •• .•� HewpORr = ' :.: ' •=• Ax '*5y-- ---- --- 1 . PA Cl,,IC �.. .. . •. <\ _ OCEAN �`` . �.�,I; S„ _ A2• '� ••r r� OCEAN PA CIFIC r A A / 4 y K Master Plan of Parks and Recreation Furnished by School Park Area Only � w m g&A TYPE OF w '8 �i w FACILITY Active Play Area A-1 Bluff School • 1 2 • A-2 Newport School / y jy y A-3 Balboa Pen.School • • • A-4 Newport Heights School A-5 Tmdewinds Lane School • • 2 • • A-6 Orchard Drive School • 2 • • A-7 Corona del Met School y A-8 MacArthur Blvd.School • 2 • • Neighborhood Parks P-1 Hama Ensign School P-2 19th and Irvine School • • • • • • • • • • P-3 21st and Santa Ana School • • • • • • • • • • • P-4 Balboa Island School • • • • • • • • • P-5 Harbor View School /*/Y X P-6 Jamboree Road School • • • • • • • • • • • P-7 FreewayMacArthur School • • • • • • • • • • • P•8 Upper MacArthur School • 1 2 • • • •• • • • • • • P-9 Palisades School • I • • • • • • • • • • P-10 Upper Bay School • 2 • • • • • • • • • • P.I1 West Newport Park P-12 Cliff Drive Park i I �� �� P-I3 Channel Place Park /0//* P-14 Carnation Ave. Park • • • • • Community Parks and Centers C-1 2st and Irvine School • 1 2 2 6 8 2 • • • 1 • • • • • • • • • • 02 Jamboree Road School • 1 2 2 6 8 2 • • • 1 • • • • • • • • • • 03 Marguerite Ave.School • 1 2 1 6 8 2 • • • 1 • • • • • • • • • • 04 Upper Bay School • 1 2 1 6 8 2 • • • I • • • • • • • • • • Community Center Buildings G5 Newport Harbor High yy/y;y C•6 MacArthur Blvd. High 1 4 1 10 8 2 • • 1 1 1 • •/—Facility existing on site. /•—Proposed facility on site. All others,proposed facilities on proposed sites. -r PAGE 33 E. Additional Recommendations 1, Through its recreation department, the city will have to make mutual agreements with the Newport and surrounding school districts for joint use of schools and parks in those areas into which the city will grow. 2. If the school district boundaries cannot be changed to conform to the new city boundaries, it will be necessary for the city, its Planning Commission and Park Commission to work with the school boards of surrounding districts on the location, financing and development of school-park sites. 3. In developments of this type, the city should retain title and control of the park area of the joint school-park site. 4. Plans for development,of the school-park site at 19th Street and Irvine Avenue should serve as the general model for all-similar facilities proposed in the Master Plan. 5. Signs should be set up at appropriate locations to indicate when the public beach areas have been filled to capacity. Incoming traffic should be informed of what alternate locations are still open. Location of these signs should be'determined from surveys by the recreation department and traffic commission. 6. Separate funds for Site Acquisition, and Site Development, should be set up in the Budget of the Park and Recreation department. The current budget shows no specific outlays for site development. Financing acquisitions directly from the city's general Capital Outlay Fund does not reflect a true picture of the costs of parks and the recreation program. 1�► 7. Expenditures from the Site Development and Site Acquisition funds should be based on a precise plan, Ti and priority schedule, worked out by the Park and Recreation, and Planning Commissions. 8. The Parks and Recreation Commission should make a Capital Outlay survey, based on the require- ments of the Master Plan as finally adopted. The survey should estimate the total cost of all proposed capital additions — sites, buildings, equipment and so forth — to the park and recreation program. The survey should then examine alternate methods of financing the program and recommend the most prac- ticable. 9. The Master Plan, as finally adopted, should be reviewed at least annually by the Citizens Committees concerned; the Park and Recreation Commission, and the Planning Commission, to keep the plan up to date with amendments to meet changing conditions. 10. The Master Plan should be adopted as official policy of the city along this schedule: a. Submission to the Citizens Committees and other civic groups for comments and suggestions. b. Review by the Planning Commission, c: Public hearings and adoption by the Planning Commission, according to state law, and forward- ing to the City Council. d. Review, hearings and adoption by the City Council, according to state law. MASTER PLAN Approved by Planning Commission December 1957 Adopted' by City Council January 1958 Master Plan Amendment No . 1 - C . C . Res . 5131 adopted Dec . 14 , 1959 Delete from Street & Highway Unit of Master Plan Lancaster Street shown as a secondary street . Master Plan Amendment No . 2 - C . t . Res . 5224 adopted 4-25-1960 Major, primary , secondary streets, freeways , existing and proposed to be shown and designated on map entitled "Master, Plan , City of Newport Beach , California , Street andHighway . • Master Plan Amendment No . 3 - C . C . Res . 5551 adopted Feb . 13 , 1962 '', Amend Master Plan by adding a Planned• Community District classification and reclassify the area on the easterly side of the Upper Bay between the Upper Bay and Jamboree Road , bounded on the north by Bayside Drive and on the south by Big Canyon , as a Planned Community District. Master Plan Amendment No . 4 - C . C . Res . 5581 approved April 25 , 1962 • Amend Master Plan by adopting 'an integrated development plan of land use for the area located on the east side of the Back Bay that is being annexed to the City and reclassify the area on the easterly side of the Upper Bay between the Upper Bay and Jamboree Road , bounded on the north. by Big Canyon , on the south by Pacific Coast Highway , and on the west by Harry Welch Memorial Park , as a C;0 District and L. reclassify the area between Jamboree Road and Mac Arthur Boulevard , bounded on the north by Ford Road and on the South by Pacific Coast Highway , . into areas of C-0 District , R-3 District , and C-1 District, as . shown on map attached hereto . Master Plan Amendment No . 5 - C . C. Res . 5734 adopted February 11 , 1963 . '• " (1 ) Reclassify the area located north of Palisades Road , between Mac Arthur Boulevard and Acacia Street from a single family residential classification to an Indus- trial- Park classification , as shown on map attached hereto ; (2) Recia'ssify the area located north of West Coast Highway and east of the Santa Ana River , shown as Tract 772 on a final subdivision map 'recorded in the office of the County Recorder of the County of Orange , from an R-3 Multiple Residential classification to a Single Family • Residential classification , as shown on the map attached hereto ; •(3) Reclassify the area between West Coast Highway and Newport Harbor , bounded on the west by the County Dock property and on the east by the Balboa Bay Club property, from a C-2 Commercial classification to a C-O-Z Commercial ' classification , as shown' on •the map attached hereto . Master Plan Amendments - Page 2 . Master Plan Amendment No . 6 - C . C . Res . 5747 adopted 3-11 -1963, • Delete secondary road known as P . E . Right of Way between• • 32nd Street and -the westerly City limits . Delete secondary road shown on the Banning properties east' s ! of Superior Avenue-. Master Plan Amendment No . 7 ' - C . C .' Res . 5842 adopted Aug . 26 , 1963 ; : Reclassify the area located between East Coast Highway 1.01 , ' '; :; and Bayside Drive , bounded on the east by Bayside Drive, .•':.': ;:.. •, and on the west by Jamboree Road , into areas of C-1 -H ,• ' C-O-H-UL ; R-3-B-2 , R-4-B-2-UL and C-N Districts . Master Plan Amendment No . 8 C . C. Res . 5889 adopted 11 -26-1963 : Revise Master Street and Highway Plan subject to the condition that the map show Coast Freeway only adopted by the State and not approved by the City , and that this footnote be in the same size as the largest printing appearing on the reap . Master Plan Amendment No. 9 C . C. Res . 5903 adopted Jan . .27 , 19644,:,"� Indicate on Master Plan Map of Land Use the zoning . of Annexations - 54 and 55 " Master Plan Amendment No . 10 . C. C . Res. 6045 adopted Oct . 26 , 1964',';: ' ' •' Adopt a "Master Capital' Improvement Plan" as an element of the Master Plan of the City .of Newport Beach , designa- ..,,. ;• ting the future locations . of libraries , fire station's and parks . Master Plan Amendment No . 11 - CiC . Res . 6187 adopted July 12 , 1965 :',. Indicate on Master Plan Map of Land Use the zoning of Annexation No . • 57 (Centerview) . Master -Plan Amendment No . 12 - C . C . Res 6359 adopted May 23 , 1966 " -• Amend Master Capital Improvement Plan to show relocation . '. ' of school site and proposed neighborhood park. Master Plan Amendment No . 13 C . C. Res . 6426 adopted Aug . 22 , 1966 Amend Street 'and Highway Plan showing new' alignments•, ' • ' additions , street 'name corrections. and••classification changes . Master Plan Amendments - Page 3. Master Plan Amendment No. 14 - C. C. Res . 6713 adopted March 11 , 1968 Amend Street and Highway Plan to include Fifth Avenue as a secondary arterial roadway. Master Plan Amendment No . 15 - C . C. Res . 6713 adopted March 11 , 1968 Amend Street and Highway Plan to classify MacArthur Boulevard between East Coast Highway and San Joaquin Hills Road as. a primary arterial (4 lanes; divided) . Master Plan Amendment No . 16 - C. C. Res . 6713 adopted March 11 , 1 968 ' Amend Street and Highway Plan to classify Hospital Road and Placentia Avenue between Superior Avenue and Newport Boulevard as a secondary road connecting to Placentia Avenue , also a secondary road .. Master Plan Amendment No. 17 - C. C. •Res . 6714 adopted March 11 , 1968 • Amend Street and Highway Plan to include prolongation of, Ford Road as a primary road from MacArthur Boulevard to intersect Bonita Canyon Road and also realign MacArthur Boulevard as a primary road commencing at Pacific Coast Highway , continuing to San Joaquin Hills Road north to Ford Road. Master Plan Amendment No . 18 - C.,C. Res. 6933 adopted February 24 , 1969 Amend Street and Highway Plan to include Bison Avenue extending from Jamboree . Road to MacArthur Boulevard . Master Plan Amendment No . 19 - C. C. Res . 6933 adopted February 24 , 1969 Amend Street and Highway Plan to show Bonita Canyon Road between Palisades Road and MarArthur Boulevard changed from a major street to a secondary street . Master Plan Amendment No. 20 - C. C. •Res . 603 adopted February 24 , 1969 Amend Street and Highway Plan to include that section of Avocado Avenue extending from East Pacific Coast Highway to San Joaquin Hills Road. . Master Plan Amendment No. 21 - -C. C. Res . 6937 adopted February 24 , 1969 Amend Parks , Beaches and Recreation element of Master Plan to include plan . for location of network of bicycle trails . Master Plan Amendments. page •4, Master Plan Amendment No. 22 - C. C. - Res . 7031 adopted July 14 , . 1969 , Amend Street and Hi hway Plan to ,show southwest section of Newport Freeway Highway 55) aligned westerly of Superior Avenue and added to Master Street and Highway Plan . Master Plan Amendment No. 23 - C. C. Res . '7032 adopted July 14, 1969 Amend Street and Highway Plan to show 32nd Street between, Newport Boulevard and Lafayette Avenue and also between Balboa Boulevard and Seashore Drive as a secondary highway:' Master Plan Amendment No . 24 - C. C. - Res . 7039 adopted July 28, 1969 Amen'd Master Land Use Plan to establish Civic Center site in the 100 and 200 block -of Newport Center along east side of Newport Center Drive , ,north of East Coast Highway. . S Master Plan Amendment No. 25 - C. C. Res . 7187 adopted June 8, 1970 Amend Master Street and Highway Plan by realigning .' Bayside Drive. between East Coast Highway and Jamboree Road (Marine Avenue) and to close a section of existin Bayside Drive westerly 'of• Jamboree Road (Marine •Avenue.. . . r ♦ r ��"��_',":1',�-I:-I�-�7L I-"I,t IA,I-�.7""�,,�I.-�":1�I.I.-I,1--1.�--�I-�-.,,'M",�.0..,�-I1 I.1�-I�-I...:I I.I��*..:I�..I-1_.I L:II,"-I:"I-.`I�I...,"...�::�",".-!�+I:_C I II�,,.�I-,.1 I.1,1 1II,I�*�-I.-I' 6P Mom. ,ifeI.w. _ - w« ,I.f9 s-as.a�aesa,an.-�oe�ss'rwm�wwa , - _ -_ -. 1 =e _ = - .- �'��-'_A.�;I-�I1I'1.----_I--,1 7---��,-_*1..._'_II.IiI 1.1.-.-_--I-,,�-I,-"_.I I.-.1,,..I I�_--:-I..1�1:-,:��I,,._ . i .f.a-.sk ro ,_1 I�..-I,,�-.q-_:II"'w._.+�3'.�-_,1.Ik�."Ix IIL�.I.�T-I I II II.I 9I,I--�;I�III.--_.�1I.I- L-5".I1..II EI I t7 I�-.-�.-��-I 1-R I,-I,��,./I,-.,,)I,.I-I I, -�..._I���Q I.-,,.I,P I.,.1�-��,I-�.1-..I/1_.i�II..I-.. I-.-�.I�,I I- � /I I 1I:�� I J-.I_ A� - - -I. I-I.I N.N I1,�-I�I II�I-I�I,.IyII�. I JI� --'.I-'II'-'6I I II I I5I-�_��I..C,III_I.I_-_1I�__.-V.I_-._1-_I L1-, I�I-I-I.,.-.I.41./-i II -T_- ,-i f I J I"�;4�;,.I.iI I-�,;1-IIS 1I-I-_,.-I-��,-I�i�-.I-. ?,-�,1i-.a,N�.�/_I�k F1Iw'_1I/,!./_--_I l:c l�j-1Z�"I'1_�.4�I.��mI�t7 I�,_,rr-ati�_�i-.4l1,C l I�".,7I�!z_'�.W I_!�/,',I�;,1�,'/�-11�,,A.rrI'T;"I/f..T/1-�1;;�,,\\��,�,I-t,,I�I,I.j,j I1,_It 1.III_\-___-__I�&t,_�.�'_-v I-:_"_1�-I�1-r.1.-1�-.�,-,I!II 1 .1,.,LI'--I I I_1_�I,.I_,�I���-;,.".-���.,I1,-_,',.I.,-�';,_��,�-_,��,;_�,,�I�.�,�,I--,�.I.-�1.ti I,,,--I-�T,,"_,�,1�-I,.�--__,,,,-II�-"'1,.I,1I--,I,._-II,II,�,-1I,-I_,.-_-I��i I�"''I�I----t,,�I II I�_-�1"1'�--n��"`1 o,,I,,-,�4Y,�-�'-,�I,I,I"�"-�,,--',_'�-S.-r,,-��.-���-I�I,I�':. . . . 1 _ _ _ ___ _ _ __ _ __ _ __ __ r -.4 I _ _ANIENDI �N; - ' :° C - PLANNING CITY - ; -- f ' ( - -- - J, COMMiS�IOjV n ; COUNC,L \Ra . RESOLUTION N0. 657- I RESOLUTICN NO' 5Fdt .__ .`i I I /t 12-7 . 61 ; _ 2- 13-62 4� , `, / RESOLUTION NO. 658- ' RESOLUTION N0. _5561 , a ' = - 1 ' I / 4 - 5- 62 -_ " 4 -23 -E2 . , ",t y = 4 'r RESOLUTION N0. 659 - RESOLUTION N0,-57j4 �` �4\ / 1 - 17-65 2= Il 63 ,` _,. !f RESv�UT1ON NO 66 t [SOLUTI ,W� N7 -r342 'r r • 1''K 'mom, /I 7-18=63 i-,=,. 8 2.6-6': � ' T1� 0F NEWPORT BEACH , ALIFORN 9 -Qahy� :o �' kESOLJTI �r! N0. 664 RE vL+!Tt�Tr- N0. 5y03 ` ,,R ""Y, n = 1- 2-6 4 1-27 64 " ' _ ADOPTED BY `r i - PLa1�l�lING CC}MNiiSSlflN CITY COUNCIL _ r , -- k s 3 s RES. N0. 618f RES. NO. 47?S 1 , ` , .' I� �]r +� (,� fl i° ejeitir,�y a,va i" ; v~ f _ 1 \ ✓ /p; f - _ .� x 12 ! I / / I I�J v ccc B _ r l+ w '�_ )v ✓/ / to 1 " 4` cHAl rnary �� - - r,�HYOR �J� ( , , �,_ It �r; 1 �l .-- WALtER L0 MOOR DORA 0. HiLL = �� k . I r '�! 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'; � - .,. _ '.:1,C-.n - Y s ./a< 6 ., LEGEND - r.- r y_ G� _ ``�zet. fj �j' ,,..:'• \yP"R .:.'� - .z�E'�� :7 I _ t r - r�r.r'r'!i �/ w A'( "' z ''..� NE �` '`' = ='IC ��, - '.. - ., _-, �' _ �___ «, ,ty-i -- y'�/ ✓`._: 1 - - I , _ �' a.t i`•. 4 ..� , %•'_.---'"vuAt t + _ _ _ ` _, x xwesa :,a _ ._ ._.._ . _ - - - - e /fir+- r''♦•y1 j .: x:5.(�, Aryr" V. CFRICAJ vNES t { ,• �. , y a I ;�` _ Prepared . By , '": �, ti8�' � `i �•.�:.. Ydu•:41 .vM BRY Gby l . �= 4 � . �, ITY OF NEW PORT BEACH $, v0A DUONJA` �, ,s_ ~ . Al� 1^ �\ ` < i%:::•, "�� C' s e PLi1NN{NG .DEPARTIWENT• T /• \ „011 / j � E, ". =« At ». ,w J. W. DRAWLY > $, i .4_f i _ \r p "c PLANI(INGDIKECTCR, s :3- ._ 'r`. j ' _� I �,� . -A ©RANGE COUNTY, CALIFORNIA _ :. _ , ,tea " . T'* -� �i, • d 1 _ _ - - - - - +.i:: 4BER 21, t430 - _ R - _ �- s > t _ ac •sr -� ;'-`9-:L KCo..S rrPAP"Mf31T _'. 44,> n , _ _ - - _ - -• ._r , i •, .,. ..,,r _ - : '• -. x'r .mow .. ..s uc+.r �++.wt„-,ey,esra•r <wvw,E'apna,umw.a.7171" ^af - .rr ss+J aw•s4-+>. ."-,.-,.�! ". -+ozas+a+m yr rya_ :� _ ` .. c, ,.'. j ' ..� .:n - -_ - • - _ .... .........t -vu.-+-,rn .ve .ecv+tr. .•. ..-.... -"cw..es_: _ _ , - � ,. - _ ` +,,! ,z �- .Kp..yh t +{.z", _ - , e > r- - 6n .eft ,_ _ _ l- x- f tin, >s-h-.e ,F _ .i. .:s' ry'r:. ... ' .t •ip v r. 3 a:, - v c u �( v r`. t' JY' Y•' N}Y"• , �1 iA ..1t- r ). fir' �t _ fi^ !v 3' :. *- :' .. '__-. .:� • ...�: .♦ ::T.... "-Y' '♦ �, -q. 2 ._ v. .. \. i4. - . . _.-,." t •\ ..... .. , - ,.. ... � .. _ ,.... . .. . • a. ,,. d.. ... e .._. . ..c _ _. . - .. _ - ev t_ de. . A ��1 _ .tee-.-.._ _ w. .f. �.. .. .� s ._ ., <-�3r.t . ..+,i L`.:X.,..2-. �.c.rw dn.T:S- '4_-1Y �:nl,r_ - !i ':.Y9. �(?. a.4_..,.a_ a&..._A..1 AMENDMENTS l PLANNING CITY MAST R ANDs COMMISSION COUNCIL RESOLUTION NO. 657 RESOLUTION NO. 5551 " 12-7 . 61 2- 13-62 RESOLUTION NO. 658 RESOLUTION NO. 5581 4 - 5- 62 4 -23 - 62 RESOLUTION NO. 659 RESOLUTION NO. 5734 PLAN 1 - 17-63 2- 11-63 t 5 �I, RESOLUTION NO- 661 RESOLUTION NO. 5842 CITY OF NEWPORT BEACH CALIFORNIA / ��_ , 7-I8_63 B-26-63 ORgX�- , v RESOLUTION N0. 664 RESOLUTION N0. 5903 Qvo�av I 1 - 2-64 1-27-64 ADOPTED BY PLANNING COMMISSION CITY COUNCIL RES. NO 618 RES. NO. 4728 ro��RY qHq — — �� , li /j 12 - 19- 57 1 - 13- 58 +� i CHAIRMAN MAYOR ��-� � ' s �/ • SALTER LO MOOR DORA Qy HILL '` -� 4 , Ark— SECRETARY CITY CLERK MI c� ' U RAY Y. COPELIN MAq6ERj SCHROUD R LEGENDR Single Family Residential . Fav - Multiple Residential Number Indicates Zone. r3 a ° Professional, Multiple Residential, Hotel, And Motel. • a� ` / �\ I 2 °R Commercial, Letter Or Number Indicates .Zone. i._ 3 Co Industrial Park. Planned Community - Includes Residential, Commercial ' at And Institutional Uses. "' �Q �, ��� K��` Po` ,• "::, '•"• --�.,� ft ® � o , ®�� �C]® �I� ` `� a i ' -- � oo °o° °°o o;. .,• 11 O��� 1 ®. D `� W { 0 p 0 0� n Q�o a 11 U� � I ao ao anao a QQoo vo'a � �00 —, � Gx1V!*__ O CI Z7 ��� yv o OQpaO p 4 O U QL7o�O °` \'=+o � �4 fN�Y aL7 O D� O Op�O ➢O 4a l\ t R C7Q°Qo .O o V 0 J �\ ��r •ti.� � � �7�0� � _ � A s � � i O U 90 O O o 4 OOt� ��: � „� �„' ,,, � � a ° g `\ O O p O � O¢O -_ '•.• / ,� *w''tAe"fq„ UQ � Pli � r^ 4 QO 04p p QQ ••-ti:•= ' l/ JL w �?� r'na �� '.�••`�� 1 npA�1342:ujb G p'�a a a�C ,JA'' . CD4�iy(Y' t , - •� o O Q n O G OQ k /l ' „y= A t t ,e 'i A•EM}r/, a-�'' a o Q O o 19 pG. O t7 00 p � 0 OOQ WJAt IN _ .l" 1 � Z •t / ('�!�'7 ��tiJ' C2 , N,Y �� ', � nYYY („ O J O �' ``` �N `�` < j0"' �� a.;o°P O •'�++,x C^'m•or wtwvowr BEACH s°wY ',�:'••' ^ � a� Arr040 `] g 4• , L ,a y '�56aaND:,�y -��' a17i.7• �'+� v7v7 �.�' ,. � _� Is vA�N®: :�'.� I C .2: . � � ..��., �� •�' ;�.�?�,����• � �� a _ � -'I ' �� - •g 0 o p IPd Ix _ Y1: �� � _ `±? 2 9�P{• /C '\�\�• .�5�� � \ 'e v- a` � '• � •B ��•• � •l •I1� � � ,� C EO �Z Z � 3 • •_� .'O'..'1:`�'" on O ° 4 erN= <° �Vl�'®C� 11 r< `----_ �__ t� P�,C' � � �• e,lA✓ \` ""u • .:,• 2 � Ir" ,!n� •�„� 6 S / A / 9 O E O p ° 0 ° j• IH 7:�'' ®� II O 1'j�'��ti Sy S Q \ �� , '°�. _\ �7JLdF�,�` y r �� ,. • n..<,� +•O�\O c OV3 � '4 2 __"__`______.-__-- - _____4 •' •• _ -__11 -- \` _- D' ��- •LJ ,2 ������''ty+/��y"�'�✓�i ��-,_�\ .'t',•,y ' � 1 ,,,•• ..'�d° �rn°!�i \ _ d rVRNINB BA3/N -�.`_!_$-B-A_2t i_�itt ii 8� '� / 6 ��. _-' - _ \ bC97J '�•.7'• 3 t -� - 1 --� .��->t->1-�----- E - � ' •• • • ` q!.�' . u 1111(�1�I1 J� < \ ••\ E � r r �0 • � � t /i� ,° �� tt <) /L1.L�f1F1�1� V� a \ � .o, Ix c �7 y1I I JUJU 11rt (GAY �_- y/G " p �^ 's• 'mom—_„� J �j\� � '( - �V � ���� - - _� • / l � ®� ` ❑� `, ��� � C y � � \, ' 16 �- : .- - -- _ A m� I �y `�' ?�sf, O �Ii��� s�(_ �yqr -_ 4• ::.: _.:w,s_v_ E,�_ C�/s� p• .�•� rnvr.wwx� \ � fl > a 4 4 \ y 4 N Y_N 4�i 4�A' • �\ ' • ••• • ® }• <O \` O IiIJ' •'_ IXr/ 'i•,'` " Y• ©� J __ •_ /' C���;L-7�f �.N /I ` i \ I , l / Li YwrwrY wI/ f D J $ n h a y, i j(+ '� d ti C�. 2 w •1' 'IM . �' ,Q ~ • ' a ^ ° s . P1A<LK �i iA �� M _ _ __�. T I e" >• a �a �c ��St i .. _ .. f✓' B it A V y'.r "'.w°' "`''/'^^•,.. A •� °' 9 �s �'' ':/ . „ O �. ,ypi1 Kam. 3�y�T�•'�."�- m'ea°"" .•• t^ uJKr LEGEND ---- � A y_t 9 "•u • . cl N 4•• I . � , ..•r�`1c i�;���� BULKHEAD LINES — `� �„i �y ��:�v, �� � I ¢ - 3 ••• ,yea A �i1�7%��- ucur PIERHEAD LINES - �,� i i �inl� CHANNEL LINES _ _______�� Prepared 8 �" i� ='=— _� CITY of NEWPORT BEACH COSTA MESAABOUNDARY LINE�E ---- PLANNING DEPARTMENT • �, -✓ .f kT?�\ ~fir ` °'� CDABLTH AT E CR.L.L. -- —® J. W. DRAWDY PIPE CROSSING-- —•- - —•— PLANNING DIRECTOR /\\ A N ORANGE COUNTY, CALIFORNIA BUILDINGS AREAS _/� s E' Ci �, O NOVEMBER 21. 1960 -- '� �� .�eeater riv PUBLIC WORKS DEPARTMENT PUBLIC 'IER .� / _ co .Ao p em- .yam x•oc PUBLIC DOC. �4 IT' k R; R T ZZ, Tj Y� IT -7 4,1� lk Ts; Y TIT IT;1 7' yI I>77 -�k CAW- 0 W_ N I:Vii.71 11�P�v 14 .4 z/t �j ViA, T, TV 1 - 4 TIT 4 ..IT. s; v, -;'s X �I—, I �U, s "A' 17"; A IT, IT, T"IT, e4 A PIT", Is Cle-11 1'. 7 A C T ITT:; 10, 7, IT fo NN It NN e. r"I:Tf 4AW T- ��_AVM V�� N-4, PA?�; pp % _s, OF Ti4 A �4- 1. TIT T,. fzY Z fj T�': 7 IT C-1�1, 41� Z IT L _4F%I �s T�l 4 ION REACK V,SON T >1 4 Now&;. T_. I. ITT, �I IT T AN r, ITT. CT, .ip. _C IV x Y OF Ai. j A, 4� I. IT IT, �0 TT IT, Tj 'K 7,; "-p 1k, IT s I 111i, IT 'j. A. I TTI ITT, TIT IT IT 71 g % -sr, IT 1, iT "4 A rV k Vi 7� 15 MI A "'T `ii- A ��0_k"TL IT- IT, /C i r 1`47- IT ,Z '7 T, A _1� N IT 7y�, -S, A" Is, C T �, ,VIl-, i.011 TIT I V if-1,1T - I I IN cog V. V. 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