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�:- •_ �,_.,,.�A. _ =F AND
USE
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ELEMENT
NEWPORT BEACH GENERAL PLAN
LAND USE ELEMENT
OF THE CITY OF NEWPORT BEACH GENERAL PLAN
�4
ADOPTED AND RECOMMENDED FOR APPROVAL
BY THE PLANNING COMMISSION
MARCH 29 , 1973
ADOPTED BY THE CITY COUNCIL
MAY 29 , 1973
�j AMENDED DECEMBER 17 , 1973
RESOLUTION NO . 7986
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF NEWPORT BEACH ADOPTING THE LAND
USE ELEMENT OF THE NEWPORT BEACH
GENERAL PLAN
WHEREAS , a phase of the City ' s General Plan Program
has involved the preparation of a Land Use Element; and
WHEREAS , said Land Use Element sets forth objectives
and supporting policies which will serve as a guide for the
future planning and development of the City ; and
WHEREAS , the Planning Commission of the City of Newport
Beach , pursuant to Section 707 of the Newport Beach City Charter,
has held public hearings to consider the adoption of the Land
Use Element as a part of the City ' s General Plan and has adopted
and has recommended that the City Council adopt said element; and
WHEREAS , the City Council has conducted a public hearing
to consider the adoption of the Land Use Element as a part of
the City ' s General Plan .
NOW, THEREFORE , BE IT RESOLVED that the City Council
of the City of Newport Beach does hereby adopt as a part of the
General Plan the Land Use Element described above , a copy of
which is on file in the office of the City Clerk.
ADOPTED this 29th day of May 1973 .
Mayor
ATTEST :
CEltTh' /,7i;h?, "7 cc-. CUPY
CITY CLERK OF THE Ci'Y 6r JET BEACH
CTty ' Clerk
IL i DATE SEP 1117'
RESOLUTION NO . 798
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF NEWPORT BEACH ADOPTING THE LAND
USE ELEMENT OF THE NEWPORT BEACH GENERAL
PLAN
WHEREAS , a phase of the City ' s General Plan Program
has involved the preparation of a Land Use Element; and
WHEREAS , said Land Use Element sets forth objectives
and supporting policies which will serve as a guide for the
future planning and development of the City; and
WHEREAS , pursuant to Section 707 of the City Charter
of the City of Newport Beach the Planning Commission has held
public hearings to consider the adoption of the Land Use
Element as a part of the City ' s General Plan .
NOW , THEREFORE , BE IT RESOLVED that the Planning
Commission does hereby adopt and recommend to the City Council
the Land Use Element of the Newport Beach General Plan described
above , a copy of which is on file in the Newport Beach Community
Development Department.
Regularly passed and adopted by the Planning Commission
of the City of Newport Beach on the 29th day of March ,
1973 .
AYES : Beckley , Glass , Hazewinkel ,
Heather, Martin , Rosener
NOES : None
ABSENT: Agee
(2 M A(Ile I
Chairman Gordon lass
,IecreYary Jacqueline E . Heather
TABLE OF CONTENTS
INTRODUCTION-------------------------------------Page ( i )
GENERAL DESCRIPTION OF THE LAND USE PLAN
Overall City Form----------------------------Page 1
Major Land Use Plan Designations- ------------Page 2
Land Use Summary-----------------------------Page 9
MAJOR LAND USE PROPOSALS FOR EACH AREA
West Newport Area----------------------------Page 10
Lido Island Area-----------------------------Page 14
Balboa Peninsula Area------------------------Page 15
Balboa Island and Promontory
Bay Area-----------------------------------Page 16
Corona del Mar Area--------------------------Page 17
Newport Heights , Cliff Haven , and
Mariners ' Mile Area--------------------- ---Page 17
Dover Shores , Westcliff, Harbor
Highlands , and Santa Ana
Heights Area-------------------------------Page 18
Upper Newport Bay Area-----------------------Page 20
Bluffs , Eastbluff and Dunes Area-------------Page 20
Newport Place and Koll Center Area-----------Page 22
Philco-Ford and North Ford Area--------------Page 22
Big Canyon Area------------------------------Page 22
Newport Center Area--------------------------Page 23
Harbor View Area-----------------------------Page 24
LAND USE PLAN (MAP )------------------------------ Inserted at
End
INTRODUCTION
The Land Use Element' of the Newport Beach General Plan is a
long-range guide to the development and use of all lands within
the Newport Beach planning area , including both private and public
projects. Although streets and highways are technically a use
of land , they are not included since the street system is the
subject of the Circulation Element. The Land Use Element includes
this report and the accompanying map entitled , "Land Use Plan " .
The Land Use Element should be regarded as an expression of
public policy for land development. As such , it represents the
"desirable" pattern for the ultimate , full development of the City
of Newport Beach as determined at this point in time. As new
information becomes available , or circumstances change , the Land
Use Element may need to be amended. Thus , the Land Use Element is
not a final " picture" of the future City of Newport Beach ; it
is an expression of what is desired for the future based on
today ' s knowledge and circumstances , and , as such , is part of a
continuous planning process requiring continuing research ,
policy review , and revisions of the Land Use Element. Such
revisions of the Land Use Element must be made only after thor-
ough study indicates the, desirability of a revision .
GENERAL .DESC.RIPTION OF THE LAND USE PLAN
OVERALL CITY FORM
The City of Newport Beach has developed as a grouping of small
communities or "villages" , primarily due to the natural geographic
form of the bay , which provides both physical division and unity ,
in the sense of a common , shared natural resource. Many of the
newer developments , located inland from the bay , have been based
on a "Planned Community" concept , resulting in a furtherance of
the " village" form even where no major geographical division exists .
The general character of most of these "village" areas is low-
density residential and low-intensity commercial development ,
although there are a few areas of more intensive development pro-
viding both visual interest and activity centers .
The Land Use Element proposes that the City build on this existing
"grouping of villages " form and character , and , where possible ,
strengthen both the physical identity and functional efficiency
of this form through such means as :
1 ) use of open space corridors and buffers ;
2) assuring harmonious groupings of land uses in each
"village" area ;
�— 3 ) encouraging the development of an " individual character"
for each "village" area , rather than attempting a city-
wide , monotonous conformity ;
4) provision o•f neighborhood commercial centers within or
adjacent to the "village" areas ;
— 5) provision for public and semi -public facilities (schools ,
parks , churches , etc . ) within each "village" area ;
t
t6) controlling the density of residential uses (as dis-
cussed in the "Residential Growth Element" ) ; and
t7) controlling the intensity of commercial uses (as dis-
tcussed below) .
The City shall encourage the formation of independent municipal
advisory groups within each of the villages that go to make up
the City and the City will cooperate with such village represen-
tatives for the improvement of the environment and physical facili -
tties within its villages .
MAJOR LAND USE PLAN DESIGNATIONS ,
The Land Use Plan illustrates the proposed use and development
of all lands "in four major categories :
1 . Residential
2 . Commercial
3. Industrial
4. Public , Semi -Public , and
Institutional
These major categories are then broken down into sub-categories ,
as described below. The uses included should be considered as
predominant, proposed uses . It is recognized that in many cases
there are existing uses that do not fit the designation . The
Land Use Element does not propose that these "nonconforming" uses
ILbe phased out, except where specifically discussed.
In some cases a mixture of two or more types of land use may be
desirable. This is indicated by alternating stripes of the
Lappropriate coding colors . For example , the "Cannery Village" area
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is designated for a mixture of General Industry with Recreational
and Marine Commercial ; other areas are designated for a mixture of
Retail and Service Commercial with Administrative , Professional ,
and Financial Commercial .
Certain areas have been designated for further , more detailed
study , leading to the development of Specific Area Plans for
physical improvement. These Specific Area Plans may include
local street pattern revisions , parking areas , public improvements
in the street rights-of-way ( such as landscaping , lighting , street
furniture , signs ) and architectural design standards, and criteria
for private development. An example of what can be accomplished
` with architectural design standards and criteria is the Marine
Avenue commercial district on Balboa Island ; although this was
accomplished by cooperation of the property owners in the area , City
participation will be required to effect similar improvements in
other areas .
Certain areas have been designated for open space with alternative
uses in case the preservation of the area as open space proves
infeasible. These areas are bounded by a "dot and dash " line ,
with the alternate use shown by colored dots .
Residential
Areas designated residential are to be predominantly used for
residences in permanently constructed residential buildings ; how-
ever, there are certain " community service" uses (such as schools ,
churches , civic organization buildings , club houses , and recre-
ational facilities ) which , with proper location and design , are
appropriate uses within areas with a residential designation .
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The residential designations are based on the "Residential Growth
Element" of the General Plan .
Although the Land Use Element does address itself to resi -
dential housing types and the harmonious grouping of
land uses , it does not specifically discuss development standards
at the scale of the individual lot. Clearly definable problems
remain unsolved in the "older residential sections " of the City.
These detailed problems will be resolved when new development
standards for parking and outdoor living areas , setbacks , etc .
are developed in conjunction with the review and revision of the
Zoning Ordinance . These new development standards will be based
on the adopted General Plan objectives and policies .
LOW DENSITY RESIDENTIAL :
Included in this sub-category are separate residences , as
well as attached residences constructed on individual lots
with varying densities up to a maximum density of ten
dwelling units per gross acre . (Most of the areas in this
sub-category are designated for densities much lower than ten
dwelling units per gross acre. ) In the large undeveloped areas
designated Low Density Residential , a mixture of housing
types including some multi -family will be permitted as long
as the overall density does not exceed the density proposed
herein .
TiWO-FAMILY RESIDENTIAL :
This sub-category includes residences where two dwelling
units are constructed on one lot , either attached or separate.
MULTI- FAMILY RESIDENTIAL :
This sub-category includes residences where three or more
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dwelling units are constructed on one lot. Also included
are " row houses " where the density exceeds ten dwelling units
per gross acre .
Commercial
Areas designated commercial are to be predominantly used for the
conduct of private business ventures ; however , there are certain
non-business uses , such as post offices and public parking , which
are appropriate in commercially designated areas .
The intensity of commercial development in all areas will be con-
trolled through use of a "floor area ratio" ordinance , which, will
be developed after more detailed study of each commercial area.
RETAIL AND SERVICE COMMERCIAL :
It is intended that business uses in this category be
limited to retail sales , personal and professional services ,
hotels and motels , and commercial recreation , with offices
permitted only if they are ancillary to , and on the same
lot as , another primary use which provides goods or services
directly to the public . In those areas designated as
" Retail and Service Commercial " only , separate "corporate
office buildings " would be prohibited in order to ( 1 ) assure
"continuity of shopping" and contiguity of mutually-supportive
businesses , and ( 2) limit the potential traffic volumes in
those areas ( large office buildings are heavy traffic genera-
tors ; this "office traffic" may interfere with "shopping
traffic" , adversely affecting the economic viability of
commercial areas ) . In other areas , where appropriate , a
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mixture of Retail and Service Commercial and "office"
(Administrative , Professional and Financial ) is indicated
on the Land Use Plan .
ADMINISTRATIVE , PROFESSIONAL , AND FINANCIAL :
Included in this category are offices (either ancillary or
separate) , services , hotels and motels , and convalescent
homes , with some limited retail uses (such as restaurants )
which are supportive of the predominant uses .
RECREATIONAL AND MARINE COMMERCIAL :
Included in this category are marinas , boat and marine
supply sales , boat repair and servicing , sport fishing
establishments , restaurants , specialty shops , hotels , and
motels , with offices permitted only if they are ancillary
to , and on the same lot as , another primary use. Separate
"corporate office buildings " would be prohibited for the
reasons listed under " Retail and Service Commercial " and
to preserve those unique sites , generally adjacent to
the Bay , most suited for recreational commercial use. (Also ,
recreational commercial uses usually provide public physical
and/or visual access to the Bay, whereas office buildings
f� generally do not. )
Industrial
Areas designated industrial are to be predominantly used for research ,
development , or manufacture of products ; however , certain nonindustrial
uses , such as professional services , warehouses , fire stations , and
utility substations are appropriate.
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GENERAL INDUSTRY :
This sub-category includes research , development and manu-
facturing firms , professional services (such as architecture
or engineering ) , warehouses and wholesale sales , with
retail sales or offices only if they are ancillary to , and on
the same lot as , another primary industrial or professional
service use.
Public , Semi -Public , and Institutional
Areas designated public , semi -public , and institutional are to
be predominantly used for publicly-owned facilities and open space ,
or privately-owned facilities of an open space nature which are
open to use by the general public ; however, certain non-public and
non-open space facilities , such as country clubs , may be appropriate.
(Many existing and proposed public facilities and parks are too
small to be designated on the Land Use Plan ; these will be dealt
with in the Community Facilities Element and the Recreation and Open
Space Element.
While the Land Use Plan designates both publicly and privately-
owned properties as "open space" , as required by the State Govern-
ment Code , it is recognized that privately-owned property cannot
legally be zoned as open space unless the City intends to purchase
the property immediately , or unless the property owner agrees to
the open space zoning. Therefore , the privately-owned properties
designated as open space on the Land Use Plan must be zoned for
some legitimate development until such time as (1 ) an agreement
is reached with the property owner for rezoning to open space,
or ( 2) the City , or other governmental agency , is ready to purchase
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the land or an open space easement over the land.
GOVERNMENTAL, EDUCATIONAL , AND INSTITUTIONAL FACILITIES :
This sub-category includes the City Hall , the City Yard ,
fire stations , libraries , reservoirs , utility substations ,
schools , etc.
RECREATIONAL AND ENVIRONMENTAL OPEN SPACE :
This sub-category includes major parks , wildlife refuges ,
golf courses , bluffs , canyons and beaches .
1 LAND USE SUMMARY
The following chart illustrates the comparison between the existing , .
"Trend-Growth" projected , and proposed ultimate land use composi -
tion of the Newport Beach planning area. The "Trend-Growth" pro-
jected land use is based on a study conducted by the City ' s
economic consultant , Development Research Associates , and repre-
sents the probable ultimate land use composition that would result
under current zoning and market conditions .
This summary indicates that the amount of land allocated to com-
mercial and industrial use by the Land Use Plan is , in general
terms , economically feasible under the, long-range market poten-
tial , as related to the "Trend-Growth" projection . However, within
this long-range time span , there will undoubtedly be fluctuations
of economic pressures and short-range market demands for development
not in accord with the Land Use Plan , such as the demand for
residential development in areas designated for commercial use .
These short-range pressures shall not be allowed to usurp the
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long-range opportunities and objectives of the Plan , such as
assuring harmonious groupings of uses and assuring a continuing
high commercial tax base. As indicated by the "Preliminary
Cost Revenue System" developed by the Community Development De-
partment, commercial uses are providing a major share of the
City ' s revenues and are enabling the maintenance of a relatively
low property tax rate. By the use of 10 year revenue and expen-
diture projections and by managing needed capital improvements ,
the City shall assure a favorable budget posture.
Proposed
Existing "Trend-Growth" (based on Land
(as of 1 -1 -73) Projected Use Plan )
Acresl % of Total Acres % of Total Acres % of Total
1 Residential 4 ,174 51 % 5 ,090 64% 5 ,213 65%
Commercial 617 7% 1 ,336 17% 1 ,402 17%
Industrial 315 4% 648 8% 499 6%
Public and
Institutional 585 7% 849 11 % 931 12%
Vacant 2 , 538 31 % --- --- --- '-'
TOTAL2 8,229 100% 729233 100% 8 ,0454 100%
lGross acres , including net area plus interior streets and one-half
of the perimeter streets , does not include public waterways or
beaches .
2Does not include public waterways , tidal lands or beaches .
3Reduction due to projected conversion of land to water areas with
harbor construction in West Newport.
4Increase over "Trend-Growth" projected total area due to revised
estimate of the amount of land to be converted to water area with
West Newport Harbor.
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MAJOR LAND USE PROPOSALS FOR EACH AREA
Following is an area-by-area discussion of the land use proposals
for each section of the Newport Beach planning area . Residential
uses have been covered in the "Residential Growth Element" of the
General Plan and , therefore , are not discussed in detail here.
WEST NEWPORT AREA
For planning purposes , the West Newport area is defined as including
all of the land within the current City boundaries west of 19th
Street , the Bay , and Newport Boulevard north of Coast Highway ,
including the two unincorporated "island" areas north of the Coast
Highway. Any development within this area should be developed in
accordance with any future flood plain standards .
Following are the major proposals for the West Newport Area :
Beeco , Ltd . ( Banning) Property
This area , north of "Newport Shores " and
extending easterly from the Santa Ana
River is designated as a. "Specific Area
Plan" on the Land Use Plan . This will
permit the development of an overall plan
for the area after the completion of
investigation of economic and physical
feasibility of a small craft harbor in
the lowlands area extending northward into
Costa Mesa .
Such a harbor, if feasible , would provide
full marina , marine service , and commercial
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1 .
recreational facilities . In addition , a
public riding and hiking trail and parking
area is proposed as part of the county-
wide Santa Ana Greenbelt Project. The
remainder of the land would be used for
residential development as discussed in
the " Residential Growth Element" , modified,
if necessary , to relate to the overall harbor
plan .
If the harbor is not feasible , alternate
plans , including residential with associated
t commercial service facilities , should be
considered. The property owners and the
City should cooperate in the preparation of
a plan for approval by the City at the time
any land use proposals are made . The
development shall be consistent with the
criteria set forth in the General Plan .
Coast Highway Commercial Strip :
The Coast Highway commercial "strip" in West
Newport is obviously in a state of economic
and aesthetic decline . While much of this
decline may be attributed to the spectre
of the now defunct Pacific Coast Freeway ,
" strip" commercial development will not
encourage the types of businesses needed to
provide convenience goods and services
to nearby residences and would result in a
continuation of the problems of traffic
conflicts and poor interfaces with adjacent
residential uses .
This area has been designated as a "Specific
Area Plan" in order to resolve problems of
access , parki-ng , and buffering of residential
uses .
State Highway Right-of-Way :
The vacant State Highway right-of-way on
the south side of the Coast Highway opposite
"Newport Shores" , and on the north side along
the Bluffs near Newport Boulevard will be
preserved as open space, to be used for
parking , public recreational and visual -
environmental purposes .
Industrial Area near Hoag Hospital :
1 The existing industrial area near Hoag
Hospital will be preserved , with the provision
for limited expansion of the industrial
uses .
Cannery Village and McFadden Square :
The "Cannery Village" industrial , marine service ,
and specialty shop area and the "McFadden
#. Square" area has been designated as a
mixture of "Recreational and Marine Commercial "
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and industrial land use . This area shall
be preserved and enhanced by: (1 ) prohibi -
ting the encroachment of separate residential
uses ; (2) developing a "Specific Area Plan"
to resolve existing orientation , access ,
and parking problems , and improve the visual
environmen-t; and (3) development of a plan and
program to preserve the marine repair and
service uses in the "Cannery Village" area .
Lido Peninsula :
The Lido Peninsula is a unique area of the
City with a wide variety of existing and
potential uses . It is particularly suited
to planned development concepts if and
when substantial changes in existing uses
are undertaken. Meanwhile, all existing
uses should be allowed to continue and be
upgraded , but any substantial changes should
be subject to an approved area plan .
It is desirable that the commercial area
in future-planned development include marine
and recreation-oriented commercial uses , with
emphasis on marine repair and service uses
in association with boat sales , restaurants ,
hotels , motels , and specialty shops . The
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i
planned development may include residential
uses as well as the uses stated above. That
part of the area devoted to residential
development should not exceed fifteen
dwelling units per gross acre. The pro-
portion of land area devoted to existing
residential use including the mobilehome
parks , as compared to land area devoted .to
other uses , should not be increased.
It is proposed that:
1 ) Existing uses be continued, and that
repairs , replacements , and remodeling
that upgrade and are consistent with
those uses be encouraged ; provided ,
however, that when such repairs ,
replacements , and remodeling enlarge
the scope or change the character
of such uses , a use permit shall be
required ; and
2 ) The area be designated as a Planned
Development district in which
substantial changes in existing uses
shall comply with an area plan to be
prepared by the owner(s) and approved
by the City.•
LIDO ISLAND AREA
No changes in the Lido Island land use pattern are
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proposed.
BALBOA PENINSULA AREA
For planning purposes , the Balboa Peninsula area includes
all of the Peninsula east of 19th Street .
Following are the major non-residential land use proposals
for the Balboa Peninsula :
Central Balboa Commercial Area :
It is proposed that a " core" area of
commercial uses be preserved by : ( 1 ) rezoning
certain blocks and portions of blocks on the
fringe of the commercial district to resi -
dential , as discussed in the " Residential
Growth Element" , ( 2) prohibiting the
encroachment of residential uses (and
separate office building uses ) into the
remaining commercial "core" area (to maintain
continuity of shopping , contiguity of
mutually-supportive uses , and the long-range
viability of commercial uses ) , and (3) , the
development of a "Specific Area Plan" to
resolve problems of access , orientation , and
parking , and to enhance the visual environment.
Commercial Uses at 15th Street :
It is proposed that the commercial uses at
�- 15th Street be maintained. These include a
service station , market , and coffee sh.op which
provide needed convenience goods and services
�. -15-
for both the visitor and nearby residents .
Marinapark :
Marinapark shall continue as a mobilehome park
until such time as that use is phased out,
at which time the property shall be rezoned
to the OS - Open Space District.
BALBOA ISLAND AND PROMONTORY BAY AREA
For planning purposes , the Balboa Island and the Promontory
Bay Area inclu,des Balboa Island , Harbor Island , Linda Isle ,
and all of the land south of Coast Highway between the Bay
and Jamboree Road .
On Balboa Island a combination of commercial and residential
uses may be permitted on Marine Avenue and Agate Avenue in
accordance with a commercial/residential zone to be developed.
The only major land use change proposed , other than the
"building-out" of the approved residential developments , is
as follows :
"Beacon Bay" Area •
It is proposed that in keeping with the
uniqueness of this site that a multiplicity
of uses be considered. The exact nature of
the development should be determined, by a
Specific Area Plan to be prepared prior to the
' expi•ration of the current lease. Said plan
is to be prepared within five years after the
adoption date of the General Plan .
':� -16-
{
CORONA DEL MAR AREA
The only major proposal for the Corona del Mar area (which
includes all of the land south of the Coast Highway and the
"Fifth Avenue Extension" , between Jamboree Road and the
Eastern City boundary) is that "Buck Gully" and "Morning
Canyon" be preserved as open space. No major change in the
Corona del Mar land use pattern is proposed . It is
proposed that a "Specific Area Plan" for the preservation
and enhancement of the commercial strip be developed ,
tincluding appropriate architectural design criteria and
off-street parking standards .
NEWPORT HEIGHTS , CLIFF HAVEN , AND MARINERS ' MILE AREA
For planning purposes , this area includes all land south of
the City boundary and 16th Street, from Newport Boulevard
east to Dover Drive and south to the Bay and off-street
parking standards .
The commercial area along Coast Highway known as "Mariners '
Mile" has been designated as a "Specific Area Plan" area ,
in order to resolve problems of traffic conflicts , parking ,
and access ; to enhance the visual environment ; and to preserve
existing marine uses .
Other than the residential proposals contained in the "Residential
Growth Element : ,. there are only two major land use proposals
in this area :
"Old Newport Boulevard" Area :
The existing commercial district in this area
is obviously in a state of economic decline,
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due mainly to the problems of poor orientation
and-:access (created with the realignment of
Newport Boulevard) .
It is proposed that a "Specific Area Plan" be
developed for this area and that the City
encourage redevelopment of most of the existing
t
uses to administrative and professional uses ,
possibly related to Hoag Hospital. , such as :
medical and professional offices , and medical
technician , nursing schools , with some
limited residential uses such as convalescent
homes and nurses ' quarters .
Balboa Bay Club Site:
It is• proposed that in keeping with the unique-
ness of this harbor front site , that the City
study a multiplicity of uses . The exact
nature of the development will be determined by
a Specific Area Plan to be prepared prior to
the expiration of the current lease. Said plan
is to be prepared within five years after the
i
adoption date of the General Plan.
DOVER SHORES , WESTCLIFF, HARBOR HIGHLANDS AND SANTA ANA
HEIGHTS AREA
For planning purposes , this area includes all land in the
City on the west side of the Upper Bay , north of Coast Highway ,
and the unincorporated "Santa Ana Heights " area. )
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The major land use proposals in this area involve the
two large vacant sites adjacent to the Bay, and the "Santa
lAna Heights " area .
"Castaways " Site:
It is proposed that the portion of this site
south of the extension of 16th Street be
used for recreational commercial purposes
( restaurant, marina , etc. ) and that the
remainder of this site , other than the
existing church , be developed residentially ,
as discussed in the "Residential Growth Element" .
Vacant Site Northwest of Upper Bay :
It is proposed that this entire site be preserved
as open space related to the "Upper Bay Wildlife
Reserve" ; however, provision is made for alternative
development in case the preservation of this site
as open space proves infeasible.
Alternative development shall include residential
uses in accordance with a plan to be approved
by the City at a maximum density of 6 dwelling
units per gross acre as discussed in the
Residential Growth Element.
"Santa Ana Heights " :
It is proposed that the large-lot, low-density ,
single-family uses in the majority of the area
and the commercial uses on Bristol Street be
continued. It is further proposed that no
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higher-density residential development be
permitted .
UPPER NEWPORT BAY AREA
It is proposed that the Upper Newport Bay area ( from the
"Dunes" area north) , including both the water and adjacent
land areas that are designated as open space on the Land
Use Plan , be acquired as a public "wildlife refuge"
and "nature study" area , with the cooperation and partici -
pation of appropriate County, State and Federal agencies .
■ If public acquisition does not occur, any development in
this area will be limited to a low-intensity residential
Ldevelopment or a recreational commercial development of
an open space nature. Because of the unique environmental
characteristics of this area and the inherent problems
with development under Conventional zoning , this area will
be rezoned to, a , yet to be developed , zone which will permit
development only with a Planned Community District application .
The environmental impact of any proposed use of this area
will be carefully evaluated. Any development within this
area should be developed in accordance with any future flood
plain standards .
BLUFFS , EASTBLUFF AND DUNES AREA
For planning purposes , this area includes all land between
the Upper Bay and Jamboree Road north of Coast Highway.
The major land use proposals are as follows (no change
to the Bluffs and Eastbluff land use pattern is proposed) :
-20-
"Mouth" of Big Canyon :
This area is shown as open space as part of
` the "Upper Bay Wildlife Refuge" , with provision for
alternate use if preservation of this area as open
space proves infeasible.
Vacant Site North of Newporter Inn :
It is proposed that most of this site be developed
residentially , as discussed in the "Residential
LGrowth Element" , with a small southerly portion
used for recreational commercial purposes , such
as the expansion of the Newporter Inn . The exact
boundary between these two uses is not precise and
can be determined when a development proposal is
received.
Newport Dunes Park:
It is proposed that the County-owned Newport Dunes
area remain as a public , marine-oriented park , in
keeping with the uniqueness of this valuable public
lresource.
Bay Side Village Mobilehome Park and Boat Launching
Area :
This area has been designated as "recreational and
marine commercial " with the intent of encouraging such
uses as : boat launching and storage, marinas ,
restaurants , hotels and motels , tennis courts , etc.
The intensity of these uses should be limited , in
-21 -
view of traffic generation and environmental
impact. It is probable that the mobilehome
1park will be phased out as land values and
market demand increase. Meanwhile , all existing
uses should be allowed to continue and be up-
graded , but any substantial changes should be
1
subject to an approved area plan.
NEWPORT PLACE AND KOLL CENTER AREA
This area includes all land within the City north of Bristol
Street. No change from the existing land use pattern and
lthe approved development under the Planned Community Districts,
is proposed.
PHILCO-FORD AND NORTH FORD AREA
For planning purposes , this area includes all land between
Jamboree Road and MacArthur Boulevard , from Ford Road
north to Bristol S'creet.
The designations on the Land Use Plan represent the existing
Philco-Ford plant and the proposed "North Ford" planned
community development, and indicate industrial use extending
north to an open space linkage along the flood control channel .
North of the flood control channel , commercial development
�. is proposed. (This site •is probably too small and isolated
for industrial use. )
BIG CANYON AREA
No change is proposed to the land use pattern approved with
the "Big Canyon" planned community district other than the
residential density proposals in the "Residential Growth
-22-
i
Element" .
NEWPORT CENTER AREA
.. The Newport Center area includes all land bounded by Coast
Highway , ' Jamboree Road , .San Joaquin Hills Road , and
MacArthur Boulevard .
The major land use proposals for this area , other than
residential uses which are covered in the " Residential
V
Growth Element" , are as follows :
Administrative , Professional and Financial Area :
The area designated "Administrative , Professional ,
' and Financial " is intended to provide for a
continuation o.f the predominantly office uses
into the vacant portions ; however, it is
proposed that a detailed examination be made
' to determine the additional floor area of
future office buildings that can be accom-
modated while assuring adequate traffic capacity
' of adjacent streets . (This will require
detailed study and the development of a
"floor area ratio" ordinance , as previously
"- discussed. )
' "Mixed Administrative , Professional , Financial and
' Recreational Commercial " Area :
This area would provide for a continuation of
office uses and would also be suitable for such
recreational commercial uses as : restaurants ,
-23-
�L
hotels and motels , tennis and health
clubs , etc.
"Governmental , Educational , and Institutional
Facilities" Area :
The areas designated "Governmental , Educational ,
' and Institutional Facilities" include the
existing fire station and proposed police
facility.
HARBOR VIEW AREA
For planning purposes , this area includes all land within the
City north of Fifth Avenue and east of MacArthur Boulevard ,
and the unincorporated "island" portion of the Pacific View
Memorial Park.
No major change is proposed to the existing land use pattern
or to the development which will occur based on the approved
Planned Community Districts , other than the residential
density proposals contained in the "Residential Growth Element" .
It is proposed that " Buck Gully" and the vacant area between
Fifth Avenue and Sandcastle Drive , east of Marguerite Avenue ,
be preserved as open space for public recreational use . It
is recognized , however, that much of this vacant area may be
used as a " transportation corridor" . Also , since public
acquisition of this area may prove infeasible , alternative
private residential development,. as discussed in the
Residential Growth Element , is indicated.
-24-
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I C o O C E `�
AMENDED DECEMBER 17, 1973
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-j - - - _ - •I �t .Y_
USE
ELEMENT-
, NEWPORT BEACH GENERAL PLAN
1
SAND USE ELEMENT
1 OF THE CITY OF NEWPORT BEACH GENERAL PLAN
1
1
ADOPTED AND RECOMMENDED FOR APPROVAL
BY THE PLANNING COMMISSION
MARCH 29, 1973
ADOPTED BY THE CITY COUNCIL
MAY 29, 1973
1
1
1
1
1
1
TEXT INCORPORATES AMENDMENTS THROUGH
1 October 24, 1983
1
TABLE OF CONTENTS
' INTRODUCTION--------------------------------------------------------- Page (i)
GENERAL DESCRIPTION OF THE LAND USE PLAN
Overall City Form------------------------------------------------ Page 1
Zoning/General Plan Consistency---------------------------------- Page 1
Major Land Use Plan Designations--------------------------------- Page 2
Land Use Summary------------------------------------------------- Page 6
MAJOR LAND USE PROPOSALS FOR EACH AREA
IWest Newport Area------------------------------------------------ Page 8
Lido Island Area------------------------------------------------- Page 11
Balboa Peninsula Area-------------------------------------------- Page 11
Balboa Island and Promontory -Bay Area---------------------------- Page 12
Corona del Mar Area---------------------------------------------- Page 13
Newport Heights, Cliffhaven, and Mariners' Mile Area------------- Page 13
i � Dover Shores, Westcli£f, Harbor Highlands,
and Santa Ana Heights Area------------------------------------- Page 14
Upper Newport Bay Area---------------------------------- - Page 15
Bluffs, Eastbluff and Dunes Area-------------------------------- Page 15
i � Newport Place and Koll Center Area------------------------------- Page 16
Campus Drive Area------------------------------------------------ Page 16
Aeronutronic-Ford and North Ford Area---------------------------- Page 17
BigCanyon Area-------------------------------------------------- Page 18
Newport Center Area---------------------------------------------- Page 18
Harbor View Area------------------------------------------------- Page 19
AMENDMENTS----------------------------------------------------------- Page 21
SPECIFIC AREA PLAN BOUNDARIES---------------------------------------- Page 22
LAND USE PLAN MAP ERRATA--------------------------------------------- Page 34
�- LAND USE PLAN (MAP)-------------------------------------------------- Inserted
at End
APPENDIX (Amendment Details)----------------------------------------- Bound
Separately
1
' INTRODUCTION
The Land Use Element of the Newport Beach General Plan is a long-range guide
to the development and use of all lands within the Newport Beach planning
area, including both private and public projects. Although streets and
highways are technically a use of land, they are not included since the street
system is the subject of the Circulation Element. The Land Use Element
includes this report and the accompanying map entitled "Land Use Plan".
The Land Use Element should be regarded as an expression of public policy for
land development. As such, it represents the "desirable" pattern for the
I ultimate, full development of the City of Newport Beach as determined at this
point in time. As new information becomes available, or circumstances change,
the Land Use Element may need to be amended. Thus, the Land Use Element is
not a final "picture" of the future City of Newport Beach; it is an expression
of what is desired for the future based on today's knowledge and
circumstances, and, as such, is part of a continuous planning process
requiring continuing research, policy review, and revisions of the Land Use
Element. such revisions of the Land Use Element must be made only after
thorough study indicates the desirability of a revision.
i
RESOLUTION NO . 7986
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF NEWPORT BEACH ADOPTING THE LAND
USE ELEMENT OF THE NEWPORT BEACH
GENERAL PLAN
WHEREAS , a phase of the City ' s General Plan Program
' has involved the preparation of a Land Use Element; and
WHEREAS , said Land Use Element sets forth objectives
and supporting policies which will serve as a guide for the
future planning and development of the City ; and
WHEREAS , the Planning Commission of the City of Newport
Beach , pursuant to Section 707 of the Newport Beach City Charter ,
has held public hearings to consider the adoption of the Land
Use Element as a part of the City ' s General Plan and has adopted
and has recommended that the City- Council adopt said element; and
WHEREAS , the City Council has conducted a public hearing
to consider the adoption of the Land Use Element as a part of
the City ' s General Plan .
NOW, THEREFORE , BE IT RESOLVED that the City Council
of the City of Newport Beach does hereby adopt as a part of the
General Plan the Land Use Element described above , a copy of
which is on file in the office of the City Clerk.
ADOPTED this 29th day of May 1973 .
' ✓fir+v. ��! �112c•�yl��,
I Mayor '
ATTEST :
CEJiLr C'�i Y
' CITY ClC2k OF Id? liiY G. :.., U:ACH
City Clerk SEP
''. DATE .—_
1].
RESOLUTION NO . 798
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF NEWPORT BEACH ADOPTING THE LAND
1 USE ELEMENT OF THE NEWPORT BEACH GENERAL
PLAN
WHEREAS , a phase of the City ' s General Plan Program
1 has involved the preparation of a Land Use Element; and
WHEREAS , said Land Use Element sets forth objectives
and supporting policies which will serve as a guide for the
' future planning and development of the City ; and
WHEREAS , pursuant to Section 707 of the City Charter
of the City of Newport Beach the Planning Commission has held
Ipublic hearings to consider the adoption of the Land Use
Element as a part of the City ' s General Plan .
NOW, THEREFORE , BE IT RESOLVED that the Planning
Commission does hereby adopt and recommend to the City Council
the Land Use Element of the Newport Beach General Plan described
above , a copy of which is on file in the Newport Beach Community
Development Department.
IRegularly passed and adopted by the Planning Commission
of the City of Newport Beach' on the 29th day of March ,
1973 .
1 AYES : Beckley, Glass , Hazewinkel , .
Heather , Martin , Rosener .
NOES : None
ABSENT: Agee
Chairman Gordon lass
' -ecre1eary Jacqueline E . Heather
r
1 GENERAL DESCRIPTION OF THE LAND USE PLAN
' OVERALL CITY FORM
The City of Newport Beach has developed as a grouping of small communities or
"villages", primarily due to the natural geographic form of the bay, which
provides both physical division and unity, in a sense of a common, shared
natural resource. Many of the newer developments, located inland from the
' bay, have been based on a "Planned Community" concept, resulting in
a furtherance of the village form even where no major geographic division
exists. The general character of most of these village areas is low-density
' residential and low-intensity commercial development, although there are a few
areas of more intensive development providing both visual interest and
activity centers.
The Land Use Element proposes that the City build on this existing "grouping
of villages" form and character, and, where possible, strengthen both the
physical identity and functional efficiency of this form through such means
' as:
1) Use of open space corridors and buffers;
2) Assuring harmonious groupings of land uses in each village area;
3) Encouraging the development of an individual character for each
village area, rather than attempting a city-wide, monotonous
conformity;
4) Provision of neighborhood commercial centers within or adjacent to
the village areas;
5) Provision for public and semi-public facilities (schools, parks,
churches, etc.) within each village area;
6) Controlling the density of residential uses (as discussed in the
Residential Growth Element) ; and
7) Controlling the intensity of commercial uses (as discussed below) .
The City shall encourage the formation of independent municipal advisory
groups within each of the villages that go to make up the City, and the City
will cooperate with such village representatives for the improvement of the
environment and physical facilities within its villages.
ZONING/GENERAL PLAN CONSISTENCY
' The Government Code Section 65860 states (in part) that the Zoning Ordinance
shall be consistent with the General Plan as follows:
1165860. (a) County or city zoning ordinances shall be consistent
1 with the general plan of the county or city by January 1, 1974. A
zoning ordinance shall be consistent with a city or county general
plan only if:
I " (i) The city or county has officially adopted such a plan, and
1
" (ii) The various land uses authorized by the ordinance are
compatible with the objectives, policies, general land uses and
programs specified in such a plan.
" (b) Any, resident or property owner within a city or a county, as
the case may be, may bring an action in the superior court to enforce
compliance with the provisions of subdivision (a) . Any such action or
proceedings shall be governed by Chapter 2 (commencing with Section
1084) of Title 1 of Part 3 of the Code of Civil Procedure. Any action
or proceedings taken pursuant to the provisions of this subsection
must be taken within 90 days of the enactment of any new zoning
ordinance or the amendment of any existing zoning ordinance as to said
amendment or amendments.
(c) In the event that a zoning ordinance becomes inconsistent with a ,
general plan by reason of amendment to such a ,plan, or to any element
of such a plant such zoning ordinance shall be amended within a
reasonable time so that it is consistent with the general plan as
amended."
As indicated in Subsection (a) of the passage above, zoning and General Plan
consistency is defined in terms of the compatibility of zoning with the
objectives and uses specified in the General Plan. This concept of .
"compatibility" allows for greater flexibility for interpretation than the
term "consistency" in its strictest sense. Consequently, in certain cases
zoning may be determined to be consistent with the General Plan on the basis
of compatibility with its long-range objectives. It shall be the policy of
the City of Newport Beach to seek the highest degree of consistency 'between
the Zoning Ordinance and the General Plan, while recognizing that Absolute
conformity at any one point in time may not be feasible or ,desirable. � I
MAJOR LAND USE PLAN DESIGNATIONS ,
The Land Use Plan illustrates the proposed use and development of all lands in
four major categories:
1) Residential
2) Commercial
3) Industrial
4) Public, Semi-Public,
and Institutional
These major categories are then broken down into sub-categories, as described
below. The uses included should be considered as predominant, proposed uses.
It is recognized that in many cases there are existing uses that do not fit
the designation. The Land Use Element does not propose that these
nonconforming uses be phased out, except where specifically discussed.
In some cases a mixture of two or more types of land use may be desirable.
This is indicated by alternating stripes of the appropriate coding colors.
For example, the Cannery Village area is designated for a mixture of General
Industry with Recreational and Marine Commercial; other areas are designated
for a mixture of Retail and Service Commercial with Administrative,
Professional, and Financial Commercial.
2
tCertain areas have been designated for further, more-detailed study, leading
to the development of Specific Area Plans for physical improvement. These
' Specific Area Plans may include local street pattern revisions, parking areas,
public improvements in the street rights-of-way (such as landscaping,
lighting, street furniture, signs) and architectural design standards and
criteria for private development. An example of what can be accomplished with
architectural design standards and criteria is the Marine Avenue commercial
district on Balboa Island; although this was accomplished by cooperation of
the property owners in the area, City participation will be required to effect
similar improvements in other areas. within areas designated for a specific
Area Plan, existing zoning should not be considered inconsistent with the
General Plan objectives since the Specific Area Plan will replace the existing
zoning, and since the Site Plan Review requirement will, in the interim, help
to assure the accomplishment of General Plan objectives.
Certain areas have been designated for open space with alternative uses in
case the preservation of the area as open space proves infeasible. These
areas are bounded by a "dot and dash" line, with the alternate use shown by
colored dots.
"Location of Structures" - In the discretionary review of projects, no
structures shall be sensitive areas, as determined by the Planning Commission
or City Council:
1. Environmentally sensitive habitat areas
2. Coastal Bluffs
I 3. Blufftop setback areas
4. Riparian areas
5. Geologic hazard areas
6. Residential development areas impacted by noise levels of 65 CNEL
or greater.
7. Floodplain areas.
S. Natual slope areas greater than two to one (2:1) and greater than
25 feet in height.
RESIDENTIAL
Areas designated residential are to be predominantly used for residences in
1 permanently constructed residential buildings; however, there are certain
community service uses (such as schools, churches, civic organization
buildings, clubhouses, and recreational facilities) which, with proper
location and design, are appropriate uses within areas with a residential
1 designation. The residential designations are based on the Residential
Growth Element of the General Plan.
Although the Land Use Element does address itself to residential housing types
and the harmonious grouping of land uses, it does not specifically discuss
development standards at the scale of the individual lot. Clearly definable
1 problems remain unsolved in the older residential sections of the City.
These detailed problems will be resolved when new development standards for
parking and outdoor living areas, setbacks, etc. are developed in conjunction
with the review and revision of the Zoning Ordinance. These new development
standards will be based on the adopted General Plan objectives and policies.
3
1
Low Density Residential: ,
Included in this sub-category are separate residences, as well as
attached residences constructed on individual lots with varying
densities up to a maximum density of four dwelling units per buildable
acre.
Medium Density Residential:
This sub-category includes residential developments (attached or
detached) of more than four dwelling units per buildable acre with a
maximum density of ten dwelling units per buildable acre.
Two Family Residential:
This sub-category includes residences where two dwelling units are
constructed on one lot, either attached or separate.
Multiple Family Residential:
This sub-category includes residences where three or mote dwelling ,
units are constructed on one lot. Also included are "row houses"
where the density exceeds ten dwelling units per buildable acre.
Note: "Buildable Acreage" is defined as follows: Buildable
acreage includes the entire site, less areas with a slope
greater than two to one, and less any acre required to be
dedicated to the City for park purposes and any perimeter
open space; further, buildable acreage shall not include
any area to be used for street purposes. Additionally, at
the time the Planning Commission and/or City Council l
review a Planned Community development plan, tentative
map, and/or environmental documentation for a particular
project, consideration shall be given to deleting certain
sensitive areas from the calculation of the total number _
of residential units or square footage of commercial
development to be allowed on a site as follows:
Floodplain areas.
COMMERCIAL
Areas designated commercial are to be predominantly used for the conduct of
private business ventures; however, there are certain non-business uses, such
as post offices and public parking, which are appropriate in
commercially-designated areas.
The intensity of commercial development in all areas will be controlled
through use of a "floor area ratio" ordinance, which will be developed after
more detailed study of each commercial area.
4
Retail and Service Commercial:
It is intended that business uses in this category be limited to
retail sales, personal and professional services, hotels and motels,
and commercial recreation, with offices permitted only if they are
' ancillary to, and on the same lot as, another primary use which
provides goods or services directly to the public. In those areas
designated as Retail and Service Commercial only, separate
corporate office buildings would be prohibited in order to (1)
assure continuity of shopping and contiguity of mutually-supportive
businesses, and (2) limit the potential traffic volumes in those areas
(large office buildings are heavy traffic generators; this office
traffic may interfere with shopping traffic, adversely affecting
the economic viability of commercial areas) . In other areas, where
appropriate, a mixture of Retail and Service Commercial and
Administrative, Professional and Financial/Commercial is indicated on
the Land Use Plan.
Administrative, Professional and Financial Commercial:
Included in this category are offices (either ancillary or separate) ,
services, hotels and motels, and convalescent homes, with some limited
retail uses (such as restaurants) which are supportive of the
predominant uses.
Recreational and Marine Commercial:
Included in this category are marinas, boat and marine supply sales,
boat repair and servicing, sport fishing establishments, restaurants,
specialty shops, hotels, and motels, with offices permitted only if
they are ancillary to, and on the same lot as, another primary use.
Separate corporate office buildings would be prohibited for the
reasons listed under Retail and Service Commercial and to preserve
those unique sites, generally adjacent to the bay, most suited for
recreational commercial use. (Also, recreational commercial uses
usually provide public physical and/or visual access to the bay,
whereas office buildings generally do not.) Where inconsistencies
between existing zoning and the Recreational and Marine Commercial
designation occur, except in area designated for a Specific Area Plan,
properties will be rezoned to a yet to be created Recreational and
Marine Commercial District.
INDUSTRIAL
Areas designated industrial are to be predominantly used for research,
development, or manufacture of products; however, certain nonindustrial uses,
such as professional services, warehouses, fire stations, and utility
substations are appropriate.
General Industry:
This sub-category includes research, development, and manufacturing
firms, professional services (such as architecture or engineering) ,
' 5
warehouses and wholesale sales, with retail sales only if the retail
sales are ancillary to, and on the same lot, as another primary
industrial or professional service use. Separate office buildings
will be permitted within areas designated General Industry only where
the zoning ordinance allows this use. -
PUBLIC, SEMI-PUBLIC AND INSTITUTIONAL
Areas designated public, semi-public, and institutional are to be
predominantly used for publicly-owned facilities and open space, or
privately-owned facilities of an open space nature which are open to use by
the general public; however, certain non-public and non-open space facilities,
such as country clubs, may be appropriate. (Many existing and proposed public
facilities and parks are too small to be designated on the Land Use Plan;
these will be dealt with in the Community Facilities Element and the
Recreation and Open Space Element.)
While the Land Use Plan designates both publicly and privately-owned
properties as "open space," as required by the State Government Code, it is '
recognized that privately-owned property cannot legally be zoned as open space
unless the City intends to purchase the property immediately, or unless the
property owner agrees to the open space zoning. Therefore, the privately-
owned properties designated as open space on the Land Use Plan must be zoned
for some legitimate development until such time as (1) an agreement is reached
with the property owner for rezoning to open space, or (2) the City, or other
governmental agency, is ready to purchase the land or an open space easement
over the land.
Governmental, Educational, and Institutional Facilities: ,
This stab-category includes the City Hall, the City Yard, fire
stations, libraries, reservoirs, utility sub-stations, schools, etc. ,
Recreational and Environmental Open Space:
This sub-category includes major parks, wildlife refuges, golf 1
courses, bluffs, canyons and beaches.
Wherever the zoning of private property designated as open space by
the Land Use Element is inconsistent with said element, it is the
intent of the City to seek the agreement of property owners for
rezoning to the open space district, or to seek public acquisition of
such open space areas. No changes in land use on property designated
for open space purposes shall be permitted which are not consistent
with the policies and objectives of the General Plan.
LAND USE SUMMARY
The following chart illustrates the comparison between the existing,
"Trend-Growth" projected, and proposed ultimate land use composition of the
Newport Beach planning area. The "Trend-Growth's projected land use is based
on a study conducted in 1973 by the City's economic consultant, Development
6
I
Research Associates, and represents the probable ultimate land use composition
that would result under current zoning and market conditions.
This summary indicates that the amount of land allocated to commercial and
industrial use by the Land Use Plan is, in general terms, economically
I feasible under the long-range market potential, as related to the
"Trend-Growth" projection. However, within this long-range time span, there
will undoubtedly be fluctuations of economic pressures and short-range market
demands for development not in accord with the Land Use Plan, such as the
demand for residential development in areas designated for commercial use.
These short-range pressures shall not be allowed to usurp the long-range
opportunities and objectives of the Plan, such as assuring harmonious
' groupings of uses and assuring a continuing high commercial tax base. As
indicated by the preliminary Cost/Revenue System developed by the Community
Development Department, commercial uses are providing a major share of the
City's revenues and are enabling the maintenance of a relatively low property
tax rate. By the use of ten-year revenue and expenditure projections and by
managing needed capital improvements, the City shall assure a favorable budget
posture.
I "Trend-Growth" Proposed (Based
January 1, 1973 Projected on Land Use Plan)
1 Percent Percent Percent
Acres'l of Total Acres of Total Acres of Total
Residential 4,174 51% 5,090 64% 4,807 59%
Commercial 617 7% 1,336 17% 1,386 17%
Industrial 315 4% 3 4% 302 48
I Public and
Institutional 585 7% 1,149 15% 1,616 2b%
Vacant 2,538 31% --- --- --- ---
Total 2 8,229 100% 7,9233 100% 8,1114 100%
I
1 Gross acres, including net area plus interior streets and one-half of the perimeter streets, does not include public waterways or
beaches.
1 2 Does not include public waterways, tidal lands or beaches.
3 Reduction due to projected conversion of land to water areas with
1 harbor construction in West Newport.
4 Increase over "Trend-Growth" projected total area due to revised
estimate of the amount of land to be converted to water area with
West Newport Harbor.
i
7
MAJOR LAND USE PROPOSALS FOR EACH AREA
Following is an area-by-area discussion of the land use proposals for each
section of the Newport Beach planning area. Residential uses have been
covered in the Residential Growth Element of the General Plan and, therefore, ,
are not discussed in detail here.
WEST NEWPORT AREA
For planning purposes, the West Newport area is defined as including all of
the land within the current City boundaries west of 19th Street, the bay, and
Newport Boulevard north of Coast Highway, including the unincorporated ,
"island" area north of the Coast Highway. Any development within this area
should be developed in accordance with any future flood plait standards.
Following are the major proposals for the West Newport Area: 1
Beeco, Ltd. (Banning) Property
The Beeco Property includes approximately 525 acres north of Newport
Shores and easterly of the Santa Ana River, and is divided into two
acres for planning purposes.
The easterly t75.5 acres bounded by Coast Highway, Bluff Road
(Balboa Boulevard extended) , 17th Street, and the developed areas ,of
west Costa Mesa and west Newport Beach is designated as follows:
1. The 27.9 gross acres between Coast Highway , and 15th ,
Street is shown for Multiple-Family Residential at a
maximum of 11.5 dwelling units per buildable acre. A _.
portion of the allowed Units may be transferred to the
17.3 gross acre Multiple-Family Residential site ,
southerly of 17th Street.
2. The 30.3 gross acre northerly of 15th Street is
designated for a mixture of Administrative,
Professional and Financial Commercial/General
industry/Governmental, Educational and Institutional
Facilities with a maximum of 235,600 square feet of
office development and 164,400 square feet of
industrial development.
3. The 17.3 gross acre site southerly of 17th Street is t
designated Multiple-Family Residential with' a maximum
of 11.5 dwelling units per buildable acre.
Residential densities in excess of 11.5 dwelling units
per buildable acre up to 15 dwelling units per
buildable acre may be permitted to accommodate
dwelling units transferred from the residential site
between Coast Highway and 15th Street.
The development permitted above is subject to the requirement for
parks, development phasing, circulation system improvements,
8
pedestrian bridge, view preservation, annexation, and fire station
reservation specified by City Council Resolution 82-41.
The remaining ±425 acres is designated as a Specific Area Plan on
the Land Use Plan. This will permit the development of an overall
plan for the area after completion of investigation of economic and
physical feasibility of a small craft harbor in the low lands area
extending northward into Costa Mesa.
Such a harbor, if feasible, would provide full marina, marine
service, and commercial recreational facilities. In addition, a
public riding and hiking trail and parking area is proposed as part
of the County-wide Santa Ana Greenbelt Project. The remainder of
the land would be used for residential development as discussed in
the Residential Growth Element, modified, if necessary, to relate to
the overall harbor plan.
If the harbor is not feasible, alternate plans, including
residential with associated commercial service facilities, should be
considered. The property owners and the City should cooperate in
the preparation of a plan for approval by the City at the time any
land use proposals are made. The development shall be consistent
' with the criteria set forth in the General Plan.
Coast Highway Commercial Strip:
' The Coast Highway commercial strip in West Newport is obviously in a
state of economic and aesthetic decline. While much of this decline
may be attributed to the spectre of the now defunct Pacific Coast
Freeway, strip commercial development will not encourage the types
of businesses needed to provide convenience goods and services to
nearby residences and would result in a continuation of the problems
' of traffic conflicts and poor interfaces with adjacent residential
uses.
This area has been designated for a Specific Area Plan in order to
resolve problems of access, parking, and buffering or residential
uses.
State Highway Right-of-Way-
The former State Highway Right-of-Way on the south side of. Coast
Highway opposite Newport Shores will be preserved as open space, to
be used for parking, public recreational and visual-environmental
purposes.
CalTrans East:
The vacant State Highway Right-of-Way on the north side of Coast
1 Highway near Hoag Memorial Hospital is designated Recreational and
Environmental Open Space and shown for a Specific Area Plan. This
area will be preserved as open space, to be used for parking, public
recreational and visual-environmental purposes.
9
CalTrans west: '
The site north of Coast Highway below Newport Crest is designated '
Multiple-Family Residential at 15 dwelling units per buildable acre
subject to the requirements for access, view preservation,
affordable housing, park dedication, pedestrian and bicycle
easements and bridge, greenbelt and fair share contained in City
Council Resolution 83-43. _
Industrial Area near Hoag Hospital: ,
The existing industrial area near Hoag Hospital will be preserved,
with the provision for limited expansion of the industrial uses. ,
Cannery Village and McFadden Square:
The Cannery Village industrial, marine service, and specialty shop
area and the McFadden Square area have been designated as a mixture _
of Recreational and Marine Commercial and General Industrial land
use. This area shall be preserved and enhanced by: (1) ;prohibiting ,
the encroachment of separate residential uses; (2) developing a
Specific Area Plan to resolve existing orientation, access, and
parking problems, and improving the visual environment; and (3)
development of a plan and program to preserve the marine repair and
service uses in the Cannery Village area.
Lido Peninsula: ,
The Lido Peninsula is a unique area of the City with a wide variety
of existing and potential uses. It is particularly suited to
planned development concepts if and when substantial changes in
existing uses are undertaken. Meanwhile, all existing uses should
be allowed to continue and be upgraded, but any substantial changes
should be subject to an approved area plan.
It is desirable that the commercial area in future-planned
development include marine and recreation-oriented commercial uses,
with emphasis on marine repair and service uses in association with
boat sales, restaurants, hotels, motels, and specialty shops. The
planned development may include residential uses as well as the uses
stated above. The proportion of land area devoted to existing
residential use including the mobilehome parks, as compared to land
area devoted to other uses, should not be increased.
It is proposed that:
1) Existing uses be continued, and that repairs, replacements, and
remodeling that upgrade and are consistent with those uses be
encouraged; provided, however, that when such repairs,
replacements, and remodeling enlarge the scope or change the
character of such uses, a use permit shall be required; and
2) The area be designated as a Planned Development District in
which substantial changes in existing uses shall comply with an
10
area plan to be prepared by the owner(s) and approved by the
City.
West Newport Triangle:
This area, generally bounded by Superior Avenue on the east and the
Newport Crest development and the City boundary on the west and has
a combination of Industrial, Commercial and Residential uses. The
area west of Monrovia Avenue is designated for Industrial uses with
' a maximum development intensity of 1.0 times the buildable area.
The area between Monrovia Avenue and Placentia Avenue, with the
exception of the commercial area west of the intersection of
Placentia Avenue and Superior Avenue, is designated for Multiple-
Family Residential Uses. Due to historical precedents and
established land use patterns which developed prior to the
annexation of this area, the maximum residential density permitted
is twenty (20) dwelling units per buildable area. The area between
Placentia Avenue and Superior Avenue and the commercial area west of
the intersection of Placentia Avenue and superior Avenue is
designated Retail and Service Commercial with a maximum development
intensity of 1.0 times the buildable area.
In addition a mobilehome park overlay zone will be developed that
preserves the existing mobilehome uses and requires discretionary
review through a use permit to convert them to another type of use.
' LIDO ISLAND AREA
No changes in the Lido Island land use pattern are proposed.
' BALBOA PENINSULA AREA
For planning purposes, the Balboa Peninsula area includes all of the Peninsula
east of 19th Street.
Following are the major non-residential land use proposals for the Balboa
Peninsula:
Central Balboa Commercial Area:
It is proposed that a "core" area of commercial uses be preserved by:
1) rezoning certain blocks and portions of blocks on the fringe of the
commercial district to residential, as discussed in the Residential
Growth Element; 2) prohibiting the encroachment of residential uses
' and separate office building uses into the remaining commercial core
area (to maintain continuity of shopping, contiguity of mutually-
supportive uses, and the long-range viability of commercial uses) ; and
3) the development of a Specific Area Plan to resolve problems of
access, orientation, and parking, and to enhance the visual
environment.
11
Commercial Uses at 15th Street: ,
it is proposed that the commercial uses at 15th Street be maintained.
These include a service station, market, and coffee shop which provide
needed convenience goods and services for both the visitor and nearby
residents.
Marinapark:
Marinapark shall continue as a mobilehome park until such time as that
use is phased out, at which time the property shall be rezoned to the
os - Open Space - District.
Commercial Uses on Balboa Boulevard near Island Avenue: ,
The property on the northerly side of Balboa Boulevard west of Island
Avenue, currently zoned and developed for commercial purposes, may
remain in a commercial zoning district until such time as commercial
use of the property is discontinued or the property owner requests a
zone change, at which time rezoning to a residential district will be
considered.
BALBOA ISLAND AND PROMONTORY BAY AREA '
For planning purposes, the Balboa Island and the Promontory Bay Area includes ,
Balboa Island, Harbor Island, Linda Isle, all of the land south of Coast
Highway between the bay and Jamboree Road, and the property at the southeast
corner of Marine Avenue and Bayside Drive.
On Balboa Island a combination of commercial and residential uses may be
permitted on Marine Avenue and Agate Avenue in accordance with a
commercial/residential zone to be developed. '
The only major land use changes proposed, other than the "building-out" of the
approved residential developments, are as follows:
Beacon Bay Area:
It is proposed that in keeping with the uniqueness of this site that a
multiplicity of uses be considered. The exact nature of the
development should be determined by a Specific Area Plan to be
prepared prior to the expiration of the current lease. Said plan is ,
to be prepared within five years after the adoption date of the
General Plan.
Bayside Drive and Marine Avenue:
Any development of the property at the southeast corner of Marine
Avenue and Bayside Drive should assure that a view triangle, with its ,
apex at the intersection of Marine Avenue and Bayside Drive, is
maintained and that adequate public access to the bay is provided.
12
I' The appearance of structures shall be compatible with, and not
offensive to, the surrounding area. In order to assure that these
objectives will be reached, Planning Commission approval of the
development plans will be required. If necessary, the property will
be rezoned to accomplish the above.
CORONA DEL MAR AREA
The only major proposal for the Corona del Mar area (which includes all of the
land south of the Coast Highway and the "Fifth Avenue Extension," between
Jamboree Road and the Eastern City boundary) is that Buck Gully and Morning
' Canyon be preserved as open space. No major change in the Corona del Mar
land use pattern is proposed. It is proposed that a Specific Area Plan for
the preservation and enhancement of the commercial strip be developed,
including appropriate architectural design criteria and off-street parking
' standards.
NEWPORT HEIGHTS, CLIFFHAVEN, AND MARINERS' MILE AREA
For planning purposes, this area includes all land south of the City boundary
and 16th Street, from Newport Boulevard east to Dover Drive and south to the
bay, and off-street parking standards.
The commercial area along Coast Highway known as Mariners' Mile has been
designated as a Specific Area Plan area, in order to resolve problems of
traffic conflicts, parking, and access; to enhance the visual environment; and
to preserve existing marine uses.
' Other than the residential proposals contained in the Residential Growth
Element, the following are land use proposals in this area:
' Old Newport Boulevard Area:
The existing commercial district in this area is obviously in a state
of economic decline, due mainly to the problems of poor orientation
and access created with the realignment of Newport Boulevard.
The area is shown for a mixture of Administrative, Professional and
Financial Commercial and Retail and Service Commercial uses. It is
proposed that a Specific Area Plan be developed for this area and that
' the City encourage redevelopment of most of the existing uses to
retail, service, administrative and professional uses•, possibly
related to Hoag Hospital, such as: medical and professional offices,
and medical technician/nursing schools, with allowance for
' convalescent homes and nurses' quarters. Residential uses shall be
permitted in conjunction with primary commercial or office uses,
subject to all other applicable development regulations.
Balboa Bay Club Site:
It is proposed that in keeping with the uniqueness of this -harbor
front site, that the City study a multiplicity of uses. The exact
13
� I
nature of the development will be determined by a Specific Area Plan ,
to be prepared prior to the expiration of the current lease. Said
plan is to be prepared within five years after the adoption date of I
the General Plan.
Cliffhaven Area:
in all residential zones in the Cliffhaven area, any resubdivision
which would result in lots smaller than the average or typical lot
shall be prohibited, so as to preserve the scale and character of ,
residential development in that neighborhood. The zoning shall be
amended accordingly.
DOVER SHORES, WESTCLIFF, HARBOR HIGHLANDS AND SANTA ANA HEIGHTS AREA ,
For planning purposes, this area includes all land in the City on the west
side of the Upper Bay, north of Coast Highway, and the unincorporated Santa
Ana Heights area.
The major land use proposals in this area involve the large vacant sites ,
adjacent to the bay, and the Santa Ana Heights area.
Castaways Site:
The northerly sixty acres of this site are designated for Low Density
Residential uses with a maximum of 4 dwelling units permitted per
buildable acre. Five acres adjacent to Coast Highway are designated
for Recreational and Marine Commercial uses with no hotels or motels
permitted. No change to the existing church site is contemplated.
The design of the proposed development shall make provision for public
access consistent with Coastal Act policies and ordinances of the
City. '
Westbay:
This site is designated for Low Density Residential use at a maximum
of 4 dwelling units per buildable acre. Seventy-five percent of the
permitted units shall be transferred to Newport Center. The Land Use
Plan (map) shows this area for mixed Low-Density Residential and
Recreational and Environmental Open Space, illustrating the fact that
most of the site will function as public open space.
Parcel near Y.M.C.A.: ,
The 4.5 acre parcel on University Drive east of the Y.M.C.A. may be
developed with Administrative, Professional and Financial Commercial
or Multiple-Family Residential use with 67 We maximum.
Santa Ana Heights:
It is proposed that the large lot, low density, single family uses in
the majority of the area and the commercial uses on Bristol Street be
continued. it is further proposed that no higher density residential
development be permitted.
14 _
' UPPER NEWPORT BAY AREA
It is proposed that the Upper Newport Bay area (from the Dunes area north) ,
including both the water and adjacent land areas that are designated as open
space on the Land Use Plan, be acquired as a public wildlife refuge and
nature study area, with the cooperation and participation of appropriate
' County, State and Federal agencies.
A major portion of the Upper Bay recommended for public acquisition was
' incorporated into the Upper Newport Bay Ecological Reserve as of April, 1975.
A management plan will be prepared by the State Department of Fish and Game
with the cooperation of the City and County.
' If public acquisition of the remaining area designated as open space does not
occur, any development in this area will be limited to low-intensity
residential development or a recreational-commercial development of an open
space nature. Because of the unique environmental characteristics of this
area and the inherent problems with development under conventional zoning,
this area will be rezoned to a yet-to-be-developed zone which will permit
' development only with a Planned Community District application. The
environmental impact of any proposed use of this area will be carefully
evaluated. Any development within this area should be developed in accordance
with any future flood plain standards.
BLUFFS, EASTBLUFF AND DUNES AREA
,. For planning purposes, this area includes all land between the Upper Bay and
Jamboree Road north of Coast Highway. The major land use proposals are as
' follows (no change to the Bluffs and Eastbluff land use pattern is proposed) :
Eastbluff Remnant:
' This eight acre site is designated for Low Density Residential uses at
a maximum of 4 dwelling unit per buildable acre. All dwelling units
shown for this site are to be transferred to Newport Center. The Land
' Use Plan (map) shows this area for Recreational and Environmental Open
Space as it will function with all development transferred off-site.
"Mouth" of Big Canyon:
This area is shown as part of the Upper Newport Bay Ecological
Reserve, and is designated for Recreational and Environmental Open
Space uses.
Newporter North:
IIt is proposed that most of this site be developed residentially, as
discussed in the Residential Growth Element, with a small southerly
portion used for recreational commercial purposes, such as the
expansion of the Newporter Inn. The exact boundary between these two
uses is not precise and can be determined when a development proposal
is received. The residential portion of the property is designated
' Low Density Residential permitting a maximum of 4 dwelling units per
' 15
buildable acre. Twenty-five percent of the units permitted may be ,
transferred to either Newport Center or North Ford at the option of
the property owner. The structures built shall be clustered to
accommodate archeological and marsh sites.
Bayview Landing: ,
This site, northwest of Jamboree Road and Coast Highway, is designated
for Recreational and Environmental Open Space for public recreation
uses with a view park and bike path on the upper portion and ,
recreational vehicle camping on the lower portion, or similar
recreational uses of no greater intensity. As an alternate use, 4
dwelling units per buildable acre may be permitted, with all buildings
located on the lower portion of the site to preserve existing public
views. The design of proposed development shall make provisions for
public access consistent with Coastal Act policies and ordinances of
the City. ,
Newport Dunes Park:
It is proposed that the County-owned Newport Dunes area remain as a '
public, marine-oriented park, in keeping with the uniqueness of this
valuable public resource. Any development plans for the Newport Dunes
area should be prepared with the fullest possible cooperation between
_the City and County, and should be consistent with the intent of the
Recreational and Environmental Open Space designation of the General
Plan.
Bayside Village Mobilehome Park and Boat Launching Area:
This area has been designated as Recreational and Marine Commercial '
with the intent of encouraging such uses as: Boat launching and
storage, marinas, restaurants, hotels and motels, tennis courts, etc.
The intensity of these uses should be limited, in view of traffic
generation and environmental impact. It is probable that the
mobilehome park will be phased out as land values and market demand
increase. Meanwhile, all existing uses should be allowed to continue ,
and be upgraded, but any substantial changes should be subject to an
approved area plan.
NEWPORT PLACE AND KOLL CENTER AREA
This area includes all land within the City north of Bristol Street. No
change from the existing land use pattern and the approved development under
the Planned Community District is proposed.
CAMPUS DRIVE AREA
This area bounded by 'MacArthur Boulevard, Birch Street, Orchard Street and ,
Campus, Drive/Irvine Avenue is designated variously for mixed Retail and
Service Commercial; Administrative, Professional and Financial commercial; and '
General Industry use as illustrated on the Land Use Plan (map) . The intensity
16
' of development permitted in the Campus Drive area is 0.5 'FAR (floor area
ratio) , with a floor area ratio of up to 1.0 may be approved if a finding can
be made that the traffic and circulation system impacts are no greater than
those generated by an office development of 0.5 FAR. The floor area ratio
limits are defined as the ratio of gross structural area to the buildable area
of the site. Development in this area is subject to zoning and fair share
requirements contained in City Council Resolution 83-43.
AERONUTRONIC-FORD AND NORTH FORD AREA
For planning purposes, this area includes all land between Jamboree Road and
MacArthur Boulevard, from Ford Road north to the intersection of Jamboree Road
and MacArthur Boulevard.
Aeronutronic-Ford:
The Aeronutronic-Ford site is bounded by Ford Road, MacArthur
Boulevard, Bison Avenue, and Jamboree Road. The area at the corner of
' Jamboree Road and Ford Road is designated for Medium Density
Residential uses. The area at the corner of Bison Avenue and Jamboree
Road is designated for Multiple-Family Residential uses. The area
occupied by the Aeronutronic-Ford plant is designated General
Industry. The balance of the site is designated for Low Density
Residential. Development is limited to a total of 1,331,000 square
feet of office and industrial uses and 430 residential units.
1 In view of the potential adverse traffic impacts which may result from
development in the areas adjacent to the Aeronutronic-Ford facility,
' the P-C District development application will be required to
incorporate a development phasing approach, and other use, intensity,
design and operational measures as required to assure that the traffic
generated by the development will not cause an adverse impact. Any
proposal for development shall include an environmental impact report
which shall cover, in addition to other requirements, a marketing
analysis, a cost/revenue analysis, an analysis of the relationship of
the jobs in the area to the living location of the employees, and the
effect on air traffic.
North Ford:
The North Ford area is bounded by Bison Avenue, Jamboree Road,
the easterly City boundary and University Drive (extended) . Retail
and Service Commercial uses are permitted on ±5 acres, not to exceed
50,000 square feet; Multiple-Family Residential uses are permitted on
±79 acres, not to exceed 888 dwelling units; and 12 acres are shown
' for Recreational and Environmental Open Space Use.
Development in the North Ford area is subject to requirements
' regarding affordable housing, a fire station reservation, adoption of
a development agreement, fair share requirements and all other
provisions contained in City Council Resolution 83-104.
17
San Diego Creek South: '
The San Diego Creek South site is bounded by University Drive ,
(extended) , Jamboree Road, San Diego Creek, and the easterly City
boundary and is shown for Administrative, Professional and Financial
Commercial use.
San Diego Creek North: '
This area is bounded by San Diego Creek, MacArthur Boulevard, Bristol ,
Street, and Jamboree Road and is designated for Governmental,
Educational and Institutional Facilities for Public Works reserve with
an allowable use of a "Park and Ride" facility and a secondary ,
alternate land use of Retail and Service Commercial, not to exceed
52,727 square feet.
Jamboree/MacArthur:
This area is bounded by Bristol Street, MacArthur Boulevard, and
Jamboree Road and is designated as Governmental, Educational and
Institutional Facilities for Public works reserve with allowable use '
as a freeway loop ramp and/or a "Park and Ride" facility. The site
has a secondary alternate land use of Retail and Service Commercial
and Administrative, Professional and Financial Commercial uses with
density limitations to be established in the P-C Development Plan.
BIG CANYON AREA
No change is proposed to the basic land use pattern approved with the Big ,
Canyon Planned Community District other than the residential density proposals
in the Residential Growth Element. Future allowable development includes 180
dwelling units maximum. Area 10 of the P-C plan is designated for Medium '
Density Residential with 80 dwelling units permitted. Area 16 of the P-C plan
is designated for Medium-Density Residential. -
NEWPORT CENTER AREA
The Newport Center area includes all land bounded by Coast Highway, Jamboree ,
Road, San Joaquin Hills Road, and MacArthur Boulevard. The major land use
proposals for this area are as follows:
Administrative, Professional, and Financial Commercial Areas: '
The areas of Newport Center designated for Administrative,
Professional and Financial Commercial are intended to provide for a
continuation of the predominantly office uses as well as the retail '
commercial, commercial recreation, and hotel facilities.
Retail and Service Commercial Areas:
The areas of Newport Center designated for Retail and Service
Commercial are intended to provide for the predominantly retail
commercial uses on these sites. '
18
' Governmental, Educational and Institutional Facilities Areas:
The areas designated Governmental, Educational and Institutional
' Facilities are intended to provide for the continuation of
institutional uses including the existing fire station and police
facility as well as the art museum and public library in Civic Plaza.
Recreational and Environmental Open Space Areas:
The areas designated for Recreational and Environmental Open Space are
the Irvine Coast Country Club and the entrance greenbelts for Newport
' Center. It is the intent of this designation to maintain these
recreational and visual open space areas.
' Residential Areas in Newport Center:
Various areas in Newport Center are designated for residential uses
consistent with the density limitations contained in the Residential
Growth Element except for Block 800 (Pacific Mutual) , designated for
245 dwelling units, Sea Island, designated for 132 dwelling units, and
Newport Village, designated for 208 dwelling units. In addition to
the dwelling units permitted by these designations, approximately 145
' additional floating transfer units and 278 floating units are shown
for Newport Center. These additional units may be permitted on any
site within Newport Center without further amendment to the General
' Plan subject to the approval of the Planning Commission and City
Council.
Total Permitted Development:
' The total development permitted by land use category in Newport Center
is as follows:
' Office 2,986,256 square feet
Commercial 1,250,000 square feet
' Theatre 3,750 seats
Hotel 936 rooms
Residential 1,132 dwelling units
l)
Institutional 106,100 square feet
' Golf course 18 holes
Automotive 5 acres
Tennis 24 courts
' 1. The number of units indicated are based on estimates of
buildable acreage.
The remaining allowable development in Newport Center may be shifted
' between traffic analysis zones subject to the limitations specified in
City Council Resolution 9689.
' HARBOR VIEW AREA
For planning purposes, this area includes all land within the City north of
Fifth Avenue, and east of MacArthur Boulevard and Pacific View Memorial Park.
' 19
No major change is proposed to the existing land use pattern or to the
development which will occur based on the approved Planned Community
Districts, other than the residential density proposals contained in the
Residential Growth Element. Specific conditions are as follows: ,
MWD Reservoir Site:
Development of the MWD Reservoir Site and parcels adjacent to San '
Miguel Drive and Spyglass Hill Road shall be limited to a combination
of neighborhood park, open space, and residential use. It is ,
anticipated that approximately nine acres of this site will be used
for park purposes, and approximately 11.5 acres will be devoted to Low
Density Residential use as described in the Residential Growth
Element. In connection with the preparation of specific development
plans, an Environmental Impact Report shall be prepared which
addresses in part the issues of on-site and off-site parking in
relation to the park site, and the impact of residential development
on traffic, public service and support systems.
Fifth Avenue Parcels:
The Fifth Avenue Parcels are three pieces of land located at Fifth
Avenue and MacArthur Boulevard, on Marguerite Avenue northerly of
Fifth ,Avenue and on Fifth Avenue easterly of the OASIS Senior Center.
These parcels are designated for Low Density Residential uses
permitting a maximum of 4 dwelling units per buildable acre.
Buck Gully:
It is proposed that Buck Gully north of Fifth Avenue be preserved as
open space for public recreational use. Since public acquisition of
this area may prove infeasible, alternate private residential
development, as discussed in the Residential Growth Element, is
indicated.
Freeway Reservation East:
The vacant land east of MacArthur Boulevard and south of Ford Road is '
designated Low Density Residential with a maximum of 4 dwelling units
per buildable acre permitted.
Baywood Expansion:
The expansion area of the Baywood Apartments northeast of MacArthur ,
Boulevard and San Joaquin Hills Road is designated Medium Density
Residential with a maximum of 68 residential units permitted.
� I
20 J
GENERAL PLAN AMENDMENTS
' Resolution
Number Number Date Location
6 8316 July 22, 1974 Fun Zone
6 8317 July 22, 1974 SE corner of Santa Barbara
Drive and Jamboree Road
' 11 6399 December 9, 1974 Jamboree and MacArthur
12 8400 December 9, 1974 Lido Park Dr. & Lafayette
15 8401 December 9, 1974 Farallon Drive between
' Newport Center Drive and
MacArthur Boulevard
14 8418 January 13, 1975 Harbor View Hills
' 19 8457 March 24, 1975 809 E. Bay Avenue
22 8483 May 12, 1975 Old Newport Boulevard SAP
18 8557 July 28, 1975 Seaview
20 8558 July 28, 1975 Coast Highway & Jamboree Road
26 8630 November 10, 1975 Density Categories
30 8632 November 10, 1975 Upper Newport Bay
33 8676 January 12, 1976 County Triangle
' 31 8649 February 9, 1976 Aeronutronic-Ford
76-1-B 8722 March 22, 1976 Newport Place
76-1-C 8722 March 22, 1976 Koll Center
' 76-2-A 8849 July 26, 1976 Bayside and Marine
76-3-A 8938 November 22, 1976 Dahlia and Fifth
76-3-B 8938 November 22, 1976 Harbor View Hills
76-3-C 8938 November 22, 1976 Central Balboa
' Cannery Village/McFadden
Square
76-3-E 8938 November 22, 1976 Coast Highway and Bayside Drive
' 76-3-F 8938 November 22, 1976 Aeronutronic-Ford
76-3-G 8938 November 22, 1976 Consistency
76-3-H 8938 November 22, 1976 Island Avenue & Balboa Boulevard
' 76-3-I 8938 November 22, 1976 807 E. Bay Avenue
76-3-J 8938 November 22, 1976 State Right-of-Way,
West Newport
76-3-K 8938 November 22, 1976 General Industry
' 77-1-A 9035 March 28, 1977 207-215 19th Street
77-1-D 9035 March 28, 1977 Corona del Mar SAP
77-1-F 9035 March 28, 1977 Dahlia & Fifth
77-2-D 9192 September 19, 1977 MWD Reservoir
77-3-D 9231 December 12, 1977 Buildable Acreage
78-1-B 9411 August 14, 1978 Newport Terrace
' 78-1-C 9411, . August 14, 1978 Cliffhaven
78-2 9485 December 20, 1978 10 sites
78-3-A 9476 December 20, 1978 University Drive
78-3-C 9476 December 20, 1978 Old Newport Boulevard SAP
' 79-1 9686 December 10, 1979 16 sites
80-1 9746 March 24, 1980 2 sites
80-2 9880 September 22, 1980 West Newport Triangle
' 81-1 82-41 March 12, 1982 Banning/Newport Ranch
81-2 83-43 May 9, 1983 4 sites
81-3 83-17 February 14, 1983 Marriott Hotel
82-1 83-104 October 24, 1983 North Ford/San Diego Creek South
82-2(a) 83-92 September 12, 1983 Four Seasons Hotel
82-2(b) 83-109 October 24, 1983 Belcourt
83-1(e) 83-107 October 24, 1983 Newport Center Residential
' 21
1
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1. CalTrans West - Northwesterly corner of Superior Avenue and West Coast
Highway is designated Multiple-Family Residential.
{
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' 34
Revised Maq 15 , 1.979'-
AMENDMENTS
Listed below are the official amendments to the Land Use Element, as
adopted by the City Council . These amendments are not reflected
in the text or maps contained in this Element.
General Plan Date of
Amendment City Council
Number Adoption Amendment
6 July 22 , 1974 Amend the Land Use Plan (map )
to change the designation of
the "Fun Zone" site (at the
intersection of Palm Street and
Bay Avenue on the Balboa Peninsula)
from "Multi -Family Residential "
to "Retail and Service Commercial " .
8 July 22 , 1974 Amend the Land Use Plan (map)
to change the designation of
the property at the southeast
corner of Jamboree Road and
Santa Barbara Drive from
"Recreational and Commercial
Open Space" to "Administrative ,
Professional , and Financial
Commercial " .
11 Dec . 9, 1974 Change the designation of the
property on the north side of
the future Corona del Mar Freeway ,
between Jamboree Road and
MacArthur Boulevard , on the Land
Use Plan to indicate that either
"Retail and Service Commercial "
or "Administrative , Professional ,
and Financial Commercial " or a
mixture of the two , is an
acceptable use .
12 Dec . 9 , 1974 Amend the Land Use Plan to change
the land use designation from
"Multi -Family Residential " to
a designation which would provide
for "Administrative , Professional
and Financial Commercial " use as
an alternate use in the area on
the northeast side of Lido Park
Drive between 28th Street and
Lafayette Avenue .
15 Dec. 9, 1974 Amend the Land Use Element for
the property south of Farallon
Drive and its extension to
Land Use Element Amendment Sheet -- Page 2
General Plan Date of
Amendment City Council
Number Adoption Amendment
MacArthur Boulevard in Newport
Center , extending the "Recrea-
tional and Marine Commercial "
designation , conjunction
with "Administrrative , Professional
and Financial Commercial " (as
currently designated) , northerly
to Farallon Drive and its
extension to MacArthur Boulevard.
14 Jan. IL 1975 Amend the Land Use Plan (map)
to revise the open space
designations in the Harbor View
Hills area by deleting the
open space "pa.seo" adjacent
to the San Joaquin Reservoir
and by reducing the extent of
the open space designation on
the southerly side of Spyglass
Hills Road.
19 March 24, 1975 Amend the Land Use Plan (map)
to change land use designation
of lot at 809 East Bay Avenue
(in Central Balboa) from
"Retail and Service Commercial "
to "Two-Family Residential " .
22 May 12, 1975 Amend the Land Use Plan (map)
to add a Specific Area Plan
designation to the "Old
Newport Boulevard" area (including
all commercially-zoned property
fronting on Old Newport Boulevard
and the R-2 zoned property
north of the Arches ) .
18 July 28, 19,75 Amend the Land Use Plan (map)
to designate the fifty-acre
site north of Pacific View Memorial
Park as " Low-Density Residential " .
20 July 28, 1975 Amend the Land Use Plan (map) to
change the land use designation for
the property ' on the north side of
Coast Highway easterly of Jamboree
Road from "Low Density Residential "'
to "Administrative , Professional ,
and. Financial Commercial " .
26 Nov. 10, 1975 1 . Amend th'e Land Use Element text
to create a ' Medium-Density
Residential " category to include
Land Use Element Amendment Sheet -- Page 3
General Plan Date of
Amendment City Council
Number Adoption Amendment
de.velopments of more than four
dwelling units per buildable
acre with a maximum density of
ten dwelling units per buildable
acre.
2 . Amend the Land Use Element text
to change "Low-Density Residential "
from a maximum of ten dwelling
units per gross acre to a
maximum of four dwelling units
per buildable acre .
3. Add a numerical designation
indicating the maximum number
of dwelling units permitted on
each large undeveloped site .
4. Amend the Land Use Plan (map)
as required for consistency with,
the above changes .
30 Nov . 10 , 1975 1 . Amend the Land Use Element
text in reference to the Upper Bay
area on Page 20 with the addition
of the following to Paragraph 1 :
"A major portion of the Upper
Bay recommended for public
acquisition was incorporated into
the Upper Newport Bay Ecological
Reserve as of April , 1975 . A
management plan will be
prepared by the State Department
of Fish and Game with the
cooperation of the City and
County" .
and the first sentence of Paragraph 2
to read :
"If public acquisition of the
remaining area designated as
open space does not occur ,
any development in this area
will be limited to low-intensity
residential development or a
recreational -commercial
development of an open-space
nature . "
2 . Amend the; Land Use Plan (map )
to change the designation from
Land Use Element Amendment Sheet -- Page 4
General Plan Date of
Amendment City Council
Number Adoption Amendment
"Open Space with Alternate
Residential Use" to "Recreational
and Environmental Open Space"
for Shellmaker Island and the
two unnamed islands , the area
within the Ecological Reserve
adjacent to Jamboree Road, and
the publicly-owned land easterly
of Irvine Avenue and 23rd Street.
33 January 12, 1976 Amend the Land Use Plan (map)
to change the designation from
"Multi -Family Residential " to
"General Industry" for that
portion of the County Triangle
north of the extension of Medical
Lane (private) and westerly of
Placentia Avenue.
31 February 9, 1976 1 . Amend Land Use Plan (map) to
change the designation of the
undeveloped portion of the
Aeronutronic-Ford site to include
"General Industry" , "Administrative,
Professional and Financial
Commercial " and "Residenti,al " as
alternate uses .
2 . Add wording to Page 22 of the
Land Use Element as follows :
" In view of the potential adverse
traffic impacts which may
result from development in the
areas adj.a,cent to the Aero-
nutronic-Ford facility, the
P-C District development
application will be required to
incorporate a development phasing
approach , 'and other use , intensity ,
design and operational measures
as required to assure that the
traffic generated by the
development will not cause an
adverse impact. Any proposal
for development shall include an
environmental impact report which
shall cover, in addition to
other requirements , a marketing
Land Use Element Amendment Sheet -- Page 5
General Plan Date of
Amendment City Council
Number Adoption Amendment
analysis , a cost/revenue analysis ,
an analysis of the relationship
of the jobs in the area to the
living location of the employees ,
and the effect on air traffic .
76-1 -B March 22, 1976 Amend the Land Use Plan (map)
to change the designation of a
portion of the industrially-
designated area of the Newport
Place Planned Community (at the
corner of Bristol Street and
Spruce Avenue) to a mixture of
"Administrative , Professional
and Financial Commercial " and
"Retail and Service Commercial " .
76-1 -C March 22, 1976 Amend the Land Use Plan (ma.p)
to change the designation of a
portion of the industrially-
designated area of the Koll
Center Newport Planned Community
(at the intersection of Jamboree
Road and Birch Street) to a
mixture of "Administrative,
Professional and Financial
Commercial " and "Retail and Service
Commercial " .
76-2-A July 26 , 1976 1 . Amend the Land Use Plan (map)
to change the designation for
the property at the southeast
corner of Bayside Drive and
Marine Avenue to allow a mixture
of "Administrative , Professional
and Financial Commercial " , "Recrea-
tional and Environmental Open
Space" , and "Recreation and
Marine Commercial " .
2 . Add wording to Page 16 of the
Land Use Element text as follows :
"Any development of the property
at the southeast corner of
Marine Avenue and Bayside Drive
should assure that a view
triangle , with its apex at the
intersection of Marine Avenue
and Bayside Drive , is maintained
Land Use Element Amendment Sheet -- Page 6
1 9
General Plan Date of
Amendment City Council
Number Adoption Amendment
and that adequate public access
to the Bay is provided . The
appearance of structures shall
be compatible with, and not
offensive to, the surrounding
area . In order to assure that
these objectives will be
reached, Planning Commission
approval of the development plans
will be required . If necessary,
the property will be rezoned
to accomplish the above. "
76-3-A November 22, 1976 An amendment to the Land Use
Element to change the designation
of four lots at the southeast
corner of Dahlia and Fifth Avenues
in Corona del Mar from "Retail
and Service Commercial " to "Two-
Family Residential " .
76-3-B November 22 , 1976 An amendment to the Land Use
Element to revise the open space
and paseo system in Harbor View
Hills for consistency with
adopted Planned Community
development plans .
76-3-C November 22 , 1976 An amendment to the Land Use
Element adjusting and clarifying
Specific Area Plan boundaries for
the Cannery Village/McFadden Square
and Central Balboa Specific Area
Plans .
76-3-E November 22 , 1976 An amendment to the Land Use
Element changing the designation
of existing commercial uses on the
south side of East Coast Highway
easterly of Bayside Drive from
"Recreational and Marine Commercial "
to "Retail and Service Commercial " ,
to reflect existing uses .
76-3-F November 22, 1976 An amendment to the Land Use
Element text adding a discussion bf
the possibility of residential
development ' oh the undeveloped
portion of the Aeronutronic -
Land Use Element Amendment Sheet -- Page 7
General Plan Date of
Amendment City Council
Number Adoption Amendment
Ford site , to reflect the
previously-adopted General Plan
Amendment No . 31 , as follows :
" In accordance with General
Plan Amendment No . 31 (adopted
by the City Council February 9 ,
1976) residential development
may be approved by the Planning
Commission and City Council
as an alternate use for. the
currently undeveloped portion
of the Aeronutronic-Ford site,
with specific density limits
and development standards to be
determined at such time as the
property owner submits develop-
ment plans for City approval . "
76-3-G November 22 , 1976 An amendment to the Land Use
Element text adding a section on
zoning and general plan consistency.
76-3-H November 22 , 1976 An amendment to the Land Use
Element text adding a statement
to the effect that the property
near Island Avenue and Balboa
Boulevard, currently zoned and
developed for commercial purposes ,
may remain in a commercial district
until the commercial uses are
discontinued , at which time
rezoning to a residential district
will be considered.
76-3- I November 22 , 1976 An amendment to the Land Use
Element changing the designation
of property at 807 East Bay
Avenue from "Retail and Service
Commercial " to "Two-Family Resi -
dential " .
76-3-J November 22 , 1976 An amendment to the Land Use
Element designating state-owned
property, adjacent to West Coast
Highway between the Santa Ana River
and Newport Boulevard , for the
preparation of a Specific Area Plan .
Land Use Element Amendment Sheet -- Page 8
General Plan Date of
Amendment City Council
Number Adoption Amendment
76- 3-K November 22 , 1976 An amendment to the Land Use
Element text revising the des-
cription of permitted uses in
areas designated "General
Industry" to permit separate
office uses in certain areas.
77-1 -A March 28, 1977 Changed designation of five lots
at 207-215 19th Street on the
Balboa Peninsula from "'Two-
Family Residential " to "Multi-
Family Residential .
77-1 -D March 28, 1977 Expanded boundaries of the
Corona del Mar Specific Area
Plan to include residential areas
north and south of Coast Highway.
77-1 -F March 28, 1977 Changed designation of four
lots at the southeast corner of
Dahlia and Fifth Avenues in Corona
del Mar from "Two-Family
Residential " to "Retail and
Service Commercial " and "Admin-
istrative , Professional and
Financial Commercial " .
77-2-D Sept. 19 , 1977 An amendment to the Land Use
Element to change the designation
of the MWD Reservoir site and
adjacent property in the Spyglass
Hill area deleting the
"Governmental , Educational and
Institutional Facilities"
designation and indicating a
combination of "Recreational
and Environmental Open Space"
and "Low-Density Residential " ,
and adding wording to Page 24
of the Land Use Element text as
follows :
"Development of the MWD Reservoir
Site and parcels adjacent to
San Miguel Drive and Spyglass
Hill Road shall be limited to a
Land Use Element Amendment Sheet -- Page 9
General Plan Date of
Amendment City . Council
Number Adoption Amendment
combination of neighborhood
park , open space , and residential
use . It is anticipated that
approximately 9 acres of this
site will be used for park
purposes , and approximately
11 . 5 acres will be devoted to
Low-Density Residential use as
described in the Residential
Growth Element. In connection
with the preparation of specific
development plans , an Environmental
Impact Report shall be prepared
which addresses in part the issues
of on-site and off-site parking
in relation to the park site , and
the impact of residential
development on traffic , public
service and support systems . "
77-3-C December 12 , 1977 An amendment to the Land Use
Element to revise the definition
of "buildable acreage" as follows :
Buildable acreage includes the
entire site , less areas with a
slope greater than two to one ,
and less anyarea re uired to be
dedicated to the : , ty for par <
purposes and any perimeter open
space ; further, buildable acreage
shall not include any area to be
used for street purposes .
78-1 -B August 14, 1978 An amendment to the Land Use Ele-
ment to designate a 2 . 3 acne par-
cel adjacent to the Newport Ter-
race development for Medium-Density
Residential . (Subject to annexa-
tion to the City of Newport Beach
from the City of Costa Mesa . )
Land Use Element Amendment Sheet -- Page 10
General Plan Date of
Amendment City Council
Number Adoption Amendment
78-2 December 20 ,
1978 1 . An amendment to the Land Use Element for
Newport Center to provide that total devel -
opment shall not exceed the following lim- .
its for each total category of development:
a ) Office/Medical 3 ,750, 000 sq .ft.
b ) Comm/Retail &
Restaurant 1 , 250, 000 sq . ft .
c) Theatre 4 ,400 Seats
d) Hotel 377 Rooms
e ) Residential 538 DU ' s
f) Civic/Cultural 106 , 100 sq . ft.
g) Automotive 5 Acres
h ) Golf Club 18 Holes
i ) Tennis Club 24 Courts
Adds the following wording to the Land Use
Element : "Changes to the types and loca-
tion of uses may be made provided that an
analysis of both location and intensity
demonstrates that the traffic system is not
adversely affected and that traffic genera-
tion as it affects the major intersections
during critical peak periods does not
exceed the capacities provided in the
approved street development plan . "
2 . An amendment to the Land Use Element for
the Castaways Commercial_ site . to provide
for an alternate use of Medium Density
Residential -- 100 DU ' s maximum -- in addi -
tion to the Recreational and Marine Com-
mercial designation , on approximately 20
acres of the site . The Recreational and
Marine Commercial designation remains on
approximately five acres of the site adja-
cent to Dover and Coast Highway . The fol -
lowing wording is added to the text:
"The design of proposed development shall
make provision for public access consist-
ent with Coastal Act policies and ordi-
nances of the City . The EIR for any pro-
posed development shall examine alterna-
tive land uses and clearly set forth
impacts of those uses and possible mitiga-
tion measures to relieve adverse impacts . "
2 . (a ) An amendment to the Land Use
Element reducing allowable development
on the 40 acre Castaways Residential
site from 320 units to 225 units .
Land Use Element Amendment Sheet -- Page 11
General Plan Date of City
Amendment Council
Number Adoption Amendment
3 . An amendment to the Land Use Element for
the Bayview Landing site (Coast Highway and
Jamboree ) to provide for an, alternate use
of Medium Density Residential -- 85 DU ' s
maximum -- or a combination of Medium
Density Residential and. Recreational and
Marine Commercial . The following wording
is added to the text:
"The design of proposed development shall
make . provisions .for public access consist
ent with Coastal Act policies and ordi-
nances of the City . The EIR for any
proposed development shall examine
alternative land uses and clearly set
forth impacts of those uses and possible
mitigation measures to relieve adverse
impacts . "
4 . An amendment to the Land- Use Element
for the Westla_y Site to reduce allowable
dwelling units from 426 to 348 .
5 . An amendment to the Land Use Element
for the Newporter North site to reduce
allowable dwelling units from 704 to 440 .
6 . An amendment to the Land Use Element
for Freeway Reservation East (east of
MacArthur, south of Ford Road) to limit
the maximum number of dwelling un-its to
100 .
7,. An amendment to the Land Use Element
for the Caltrans West parcel (north of
Coast Highway, west of Superior) to change
the designation from Multiple Family Resi -
dential to Recreational and Environmental
Open Space , with the intent that this
parcel be acquired for public open space
in accordance with State Proposition No . 3,
adopted November 7, 1978.
8 . An amendment to the Land Use Element
for the Eastbluff Remnant to reduce allow-
able dwelling units from 84 to 42 .
Lan ' Use Element Amendment Sheet -- Page 12
General Plan Date of
Amendment City Council
Number Adoption Amendment
9 . An amendment to the Land Use Element
for Big Canyon (Area 10) to reduce
allowable dwelling units from 338 to 260,
with 160 DU ' s allocated to Area 10, and
100 DU ' s to be allocated elsewhere .
10 . An amendment to the Land Use Element
for the Ba.vwood Expansion to limit the
maximum number of dwelling units to be
added to the existing Baywood development
to 140 DU ' s .
78-3-A December 20, 1978 An amendment to the Land Use Element to
change the designation of the 4. 5 acre
. parcel on University Drive east of Irvine
Avenue (east of Y.M .C .A. site) to allow
Administrative Professional and Financial
Commercial as an alternate to- Multiple-
Family Residential -- 67 DU ' s maximum.
78-3-C December 20 , 1978 An amendment to the Land Use Element to
allow Retail and Service Commercial and
Residential as alternate uses to Adminis-
trative Professional and Financial Com-
merci:al within the Ol.d Newport "Blvd . .
Specific Area Plan District. The follow-
ing word'ing is added to the text:
" Residential uses shall be permitted in
conjunction with primary -'commercial or
office uses , subject to `all other
applicable development regulations. "
- Revised May -15, 1979
AMENDMENTS
Listed below are the official amendments to the Residential Growth
Element , as adopted by the City Council . These amendments are not
reflected in the text or maps contained in this Element.
General Plan Date of
Amendment City Council
•Number Adoption Amendment
6 July 22 , 1974 Amend the Residential Growth
Plan (map ) to delete the
residential designation of
the " Fun Zone" site , located
just east of Palm Street on
the Balboa Peninsula .
12 Dec . 9 , 1974 Amend the Residential Growth
Plan to change the land use
designation from "Multi -Family
Residential " to a designation
which would provide for "Adminis-
trative , Professional and Financial
Commercial " use as an alternate
use in the area on the northeast
side of Lido Park Drive between
28th Street and Lafayette Avenue .
14 March 24 , 1975 Amend the Residential Growth Plan
(map ) to revise the open space
designations in the Harbor View
Hills area by deleting the open
space "paseo" adjacent to the
San Joaquin Reservoir and by
reducing the extent of the open
space designation on the southerly
side of Spyglass Hills Road .
19 March 24, 1975 Amend the Residential Growth Plan
(map ) to change land use designation
of lot at 809 East Bay Avenue
(in Central Balboa ) from " Retail
and Service Commercial " to "Two-
Family Residential " .
18 July 28, 1975 1 . Amend the Residential Growth
Plan (map ) to designate the fifty-
acre site north of Pacific View
Memorial Park as " Low-Density
Residential " .
2 . Add the following wording to
Page 29 of the Residential Growth
Element:
Residential Growth Element Amendment Sheet -- Page 2
General Plan Date of
Amendment City 'Council
Number Adoption Amendment
" (6) Residential development
on the fifty-acre site north
of Pacific View Memorial Park
shall be limited to a maximum
of 175 dwelling units . "
3. Change the statistical charts
in the Residential Growth Element
to reflect the 175 dwelli-ng unit
increase .
20 July 28, 1975 Amend the Residential Growth
Plan (map ) deleting the designation
as "Low-Density Residential " for
the property on the north side
of Coast Highway easterly of
Jamboree Road .
26 Nov. 10 , 1975 1 . Amend the Residential Growth
Element to create a "Medium-
Density Residential " category to
include developments of more
than four dwelling units per
buildable acre with a maximum
density of ten 'dwell i-ng units per
buildable acre .
2 . Amend the Residential Growth
Element to change "Low-Density
Residential " from a maximum of
ten dwelling units per gross acre
to a maximum of four dwelling units
per buildable acre .
3. Delete the definition of "Gross
Residential Acreage" on Page 1
of the Residential Growth Element
and replace with a definition
of buildable acreage as follows :
"Buildable acreage , includes
the entire site , less areas
with a slope of greater than
two to one , and does not
include any portion of
perimeter streets and perimeter
open space. "
4 . Delete from Page (i ) of the
Residential Growth Element under
The Effect of Residential Growth
on Suppbrt Systems , the following :
e
Residential Growth Element Amendment Sheet -- Page 3
General Plan Date of
Amendment City Council
Number Adoption Amendment
"As a result of these discussions ,
it was determined that , within
the range of residential g-rowth
from the lowest reasonable
limit to the "Trend Growth"
projection , there are no
physical constraints (in terms
of limited capacity of the
physical systems ) and no major
' economic threshold points '
(in terms of a drastic ' jump '
in the cost of providing
services . ) "
and replace said language with the
following :
" It is recognized through the
deliberations of the governing
bodies of the City that there
are physical constraints (in
terms of limited capacity of
the physical systems ) and major
. ' economic threshold points ' (in
terms of a drastic ' jump ' in
the costs of providing services )
and that the City will continue
to monitor these constraints as
it determines the need to do so . "
5 . Amend the Residential Growth
Plan (map ) adding a numerical
designation indicating the
maximum number of dwelling units
permitted on each large undeveloped
site .
6 . Revise the Residential Growth
Plan (map ) as required for
consistency with the above changes .
7 . Amend the Residential Growth
Element text as required for
consistency with the above changes .
30 Nov . 10 , 1975 Amend the Residential Growth Plan
(map ) deleting the designation
for "Residential with Alternate
Use" from Shellmaker Island and
the two unnamed islands , the
area within the Ecological Reserve
adjacent to Jamboree Road , and
Residential Growth Element Amendment Sheet -- Page 4
General Plan Date of
Amendment City Council
Number Adoption Amendment
the publicly owned land easterly
of Irvine Avenue and 23rd Street.
33 January 12, 1975 1 . Amend the Residential Growth
Plan (map) deleting the
designation for "Multi -Family
Residential " from that portion
of the County Triangle (Statistical
Division A3) north of the
extension of Medical Lane (private)
and westerly of Placentia Avenue .
2 . Amend the Residential Growth
Element text to delete the
provision on Page 9 that residential
development be permitted throughout
the County Triangle except for
the strip along the northern edge,
and adding the provision that
"the area north of Medical Lane
(private) and' westerly of Placentia
be reserved for industrial
development. "
31 February 9 , 1976 Amend the Residential Growth Plan
(map) to include "Residential " as
an alternate use on the undeveloped
portion of the Aeronutronic-ford
site. (Note : This change was
modified by General Plan Amendment
76-3-F) .
76-3-A November 22, 1976 An amendment to the Residential
Growth Element to change the
designation of four lots at the
southeast corner of Dahlia and Fifth
Avenues in Corona del Mar from
"Retail and Service Commercial " to
"Two-Family Residential " .
76-3-B November 22, 1976 'An amendment to the Land Use Element,
Residential Growth Element , and
Recreation and Open Space Element
to revise the open space and paseo
system in Harbor View Hills for
consistency with adopted Planned
Community development plans .
1
Residential Growth Element Amendment Sheet -- Page 5
General Plan Date of
Amendment City Council
Number Adoption Amendment
76-3-F November 22 , 1976 An amendment to the Residential
Growth Element text adding a
discussion of the possibility of
residential development on the
undeveloped portion of the
Aeronutronic-Ford site , to reflect
the previously-adopted General
Plan Amendment No . 31 as follows :
" In accordance with General Plan
Amendment No . 31 (adopted by
the City Council February 9 ,
1976 ) residential development
may be approved by the Planning
Commission and City Council as
an alternate use for the
currently undeveloped portion
of the Aeronutronic-Ford site ,
with specific density limits
and development standards to be
determined at such time as the
property owner submits develop-
ment plans for City approval . "
76-3- I November 22 , 1976 An amendment to the Residential
Growth Element changing the
designation of property at 807
East Bay Avenue from " Retail and
Service Commercial " to "Two-
Family Residential " .
77-1 -A March 28, 1977 An amendment to the Residential
Growth Plan map changing the
designation of five lots
located at 207-215 19th Street on
the Balboa Peninsula from "Two-
Family Residential " to "Multi -
Family Residential " .
77-1 -F March 28, 1977 An amendment to the Residential
Growth Plan map changing the
designation of four lots at the
southeast corner of Dahlia and
Fifth Avenues in Corona del Mar
from "Two-Family Residential "
to " Retail and Service Commercial "
and "Administrative , Professional
and Financial Commercial " .
( Reverses General Plan Amendment
76-3-A)
Residential Growth Element Amendment Sheet -- Page 6
General Plan Date of
Amendment City Council
Number ti Adoption Amendment
77-2-0 S ptember 19 , 1977 An amendment to the Residential
Growth Element di6ignating
the MWD Reservo r site and ad-
jacent propert for "Low-Density
Residential " s an alternate use ,
and adding w rding to Page 20
of the Resi ential Growth Element
text as fo ows :
"Reside ial development of the
MWD Re ervoir site shall be
limit d to an area totalling
appr ximately 11 . 5 acres
and shall be limited to a
ma mum f four dwellin units
pe bui d ble acre . "
Residential Growth Element Amendment Sheet -- Page 6
General Plan Date of
Amendment City Council
Number Adoption Amendment
77-2-D September 19.' 1977 An amendment to the Residential Growth
Element designating the MWD Reservoir
site and adjacent property for "Low-
Density Residential " as -an alternate
use , and adding wording to Page 20 of
the Residential Growth Element text
as follows :
"Residential development of the MWD
Reservoir site shall be limited to an
area totalling approximately 11 . 5 acres
and shall be limited to a maximum
of four dwelling units per buildable
acre . "
77-3-C December 12 , 1977 An amendment to the Residential Growth
Element to revise the definition of
"buildable acreage" as follows :
Buildable acreage includes the entire
site , less areas with a slope greater
than two - to one , and less any area
required to be dedicated to the City
for park purposes , and any perimeter
open space ; further , buildable acreage
shall not include any area to be used
for street purposes .
78-1 -B August 14,' 1978 An amendment to the' Residen+tial Growth
Element to designate a 2 . 3 •acre parcel
adjacent to the Newport Terrace develop-
ment for' Medium Density Residential' .
(Subject to annexation to the City of
Newport Beach from the City of Costa
Mesa ) .
78-1 -C August 14, 1978 An amendment to the Residemtia.l' Growth
Element to add wording as follows :
" In all residential zones in the '
Cliff Haven area , any resubdivision
which would result in lots smaller than
the average or typical lot shall be
prohibited, so as to preserve the scale
and character of residential develop-
ment in that neighborhood. The zoning
shall be amended accordingly . "
Residential Growth Element Amendment Sheet -- Page 7
General Plan Date of
Amendment City Council
Number Adoption Amendment
78-2 December 20, 1978 1 . An amendment to the Residential
Growth Element for the Castaways
Commercial site to, provide for
Medium Density Residential as an
alternate use with a maximum of
100 DU ' s .
1 . (a) An amendment to the Res . Growth
Element reducing allowable de-
velopment on the 40 acre Casta-
ways Residenti'al site from 320
units to 225 units .
amendment to the Residential
Growth Element for the Bayview
Landing site to provide for
Medium Density Residential as an
alternate use with a maximum of
85 DU ' s .
3. An amendment to the Residential
Growth Element for the Westbay
site to reduce allowable dwelling
units from 426 to 348.
4 . An amendment to the Residential
Growth Element for the Newporter
North site to reduce allowable
dwelling units from 704 to 440.
5 . An amendment to the Residential
Growth Element for Freeway
Reservation East to limit the
maximum number of dwelling units
to 100 .
6 . An amendment to the Residential
Growth Element for the Caltrans
West parcel to delete the Multiple-
Family Residential designation .
7 . An amendment to the Residential
Growth Element for the Eastbluff
Remant to reduce the maximum
allowable dwellings from 84 to 42 .
8. An amendment to the Residential
Growth Element for Big Canyon (Area
10) to reduce the allowable
dwelling units from 338 to 260 ;
with 160 DU ' s allocated' to Area 10 ,
and 100 DU ' s to be allocated
elsewhere .
Res'idIential Growth Element Amendment Sheet -- Page 8
General Plan Date of
Amendment City Council
Number Adoption Amendment
9 . An amendment to the Residential
Growth Element for the Baywood
Expansion to limit the maximum
dwelling units to be added to
the existing baywood development
to 140 DU ' s .
78-3-A December 20, 1978 Nn a:menidment to he Residential Growth
Element to india to an alternate use
to Multiple Family Residential for
the 4 . 5 acre parcel on University
Drive east of Irvine BoulTevard (east
of the Y .M. C . A. site) .
78-3-C December 20, 1978 An amendment to the Residential Growth
Element for the Old Newport Boulevard
area adding wording to the text -as
follows :
"Residential uses shall be permitted
in conjunction with primary commercial
h or office uses , subject to all other
applicable development regulations . "
A GUIDE TO THE MASTER PLAN
FOR THE SOUTHERN SECTOR OF
THE IRVINE RANCH,AS PRESENTED
TO THE ORANGE COUNTY PLANNING
COMMISSION ON JANUARY 15, 1964
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GENERAL LAND USE PLAN �
5. -4 11 1I,1 t '1
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STATISTICAL SUMMARY SHEET
LAND-USE, POPULATION & DWELLING UNITS
Statistically the land-use plan can be summarized as follows:
Ultimate population was estimated at between 190,000
and 270,000 persons, with this study using an estimated
average of 250,000 persons .
Ultimate number of dwelling units in this sector is
estimated at 100,174.
AREA _BREAKDOWN
Acres %
Recreation 2,042 6
Commercial 1,364 4
Industrial 41579 14
Residential 24,444 71
Inclusion Area 660 2
University 1,000 3
Total 34,089 100
SERVICE FACILITIES
To service the size population estimated above, the following
will be required:
Schools
Elementary 52
Junior High Schools 10
High Schools 8
Junior Colleges 1
Churches 50
Branch Libraries 8
Fire Stations 17
Shopping Centers 35
PASADENA
2 HOLLYWOOD SAN•eERNAROINO
0
jPp LOS ANGELES SAN SERNARDINO FREEWAY
o IVIC CENTER tOMONA
REGIONAL RELATIONSHIP 4� 10 MI. YO Mi. 70 MI. RO MI. 5R MI,
RIVERSIDE
The Irvine Ranch is only 35 �% ORARatcwaYr
miles by freeway from the o 3 a `"Soe
civic center of Los Angeles. A ANA EIM NEW PORT
SAN PEORO _ •., ,,,.E" q�
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SA,N CI ,
COUNTY RELATIONSHIP & SIZE
The Ranch is centrally located in
the County of Orange. The cities
of Orange, Tustin, Newport Beach,
Santa Ana, Costa Mesa, and Laguna
Beach border the property. There
are 88,256 acres or 18% of Orange
County within the Ranch boundaries.
orange costa mesa
tustin 00 newport beach
santa ana laguna beach
FREEWAYS
Two freeways, (1) Santa Ana &
(2) Newport cross or border the
Ranch now. By 1970, there will
be four more added: (3) San C
Diego, (4) Corona del. Mar, (5)
Laguna, & (6) Coastal.
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WATER SUPPLY & STORAGE
Agriculturally, The Irvine Company has
always been a leader in water develop-
ments . Through the years the Company
has built or participated in 10 reser-
voirs and constructed over 2, 100 miles
of open and closed water distribution `y1;
lines .
Water for Urban expansion is just now ,%I
becoming available . In 1961, land ��
owners in the area formed the Irvine
Ranch Water District a California
type water district. In the same year, j,
this district voted over 10 .5 million
i„ /�-
dollars in bonds . These funds are now %%
being used to build the large (3,000
acre foot) San
participate in the construction Reservoir, and
constructionofthe water district
large transmission mains which bring
supplemental Colorado River water to
this area. All construction projects
are scheduled to be completed by the
summer of 1964.
SANITATION c3
To serve the new University community,
The Irvine Company requested the Board
of Supervisors to form a county sani-
tation district in the area; and the
Sanitation District #14 was so formed
in December, 1962. A contract for
interim service has been made with
Sanitation District #7 . Future plans
call for an effluent reclamation
system which will provide water for
the greenbelts, golf courses, park Sanitation
and University of California-Irvine District #14
campus landscaping.
CIRCULATION
Vehicular circulation is one of the
most important influences on planning
today. The Irvine Company has worked
jointly with the County Road Depart-
ment to develop a comprehensive
arterial road system related to our
land use planning. Road alignments
were established to not only provide
access from one area to another, but
guide traffic in accordance with the
objectives of our land use planning.
Equally important, care was taken
to work with the topography and
create residential,
e th v e i various commercial and industrial districts .
EDUCATION
The estimated number of pre-college
students who ultimately will live
within the area encompassed in this
plan is 52,600. Their education
will require 52 elementary, 10 junior
high and 8 high schools . Together
with the junior college system and
the new proposed University of
California-Irvine the future com-
munities here will be able to offer ><: ::'•:;::s>;':r::';::«>'. :>;:
the finest and most complete cu1-
tura1 and educational opportunities •.•..:; :•:.;:•:.•::•;;:•:::.;:•:•;:: ,:::::::;::.::.;;:.
available anywhere. U.C.I. will open
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in September, 1965 and is planned as ::` >::::'::%:'> <::::•;:`:::>`:>z: >::>:::°:.> :>: %:::
a full university with an ultimate '' > `> <»: •»:: :•;:•::..
enrollment of 27 500 students . "~'>°".��
RECREATION & OPEN SPACE
Recreation areas and open spaces are generally divided into
three types: regional, local and private . Since location,
size and design are usually the major influences in estab-
lishing the type, this Land Use Plan expresses only standards
for later guidance on precise planning. The overall standard
we have used is 10 acres per 1,000 people, or a total of
2,500 acres for all three types of recreation and open spaces .
38���;e.Zrc�:•
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Irvine Country Club
f private recreation
greenbelt
public park
Newport Bay
regional recreation
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UP DEVELOPm NT ORT AY r
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RESIDENTIAL DISTRICTS
Every city consists of a series of parts which we refer to as
districts . Our mental images of cities consist, to a large
extent, of the arrangement of these parts . Our planning has
attempted to emphasize the residential district concept. We
have used major roads, topography, flood control channels and
other natural elements to create distinct boundaries for our
districts . Such areas as Lido Isle, Balboa Island and Irvine
Terrace are easily identifiable because of their strong boun-
daries . The ultimate success of this concept will depend upon
subsequent precise designs ; however, the General Land Use Plan
does delineate the basic areas . Two examples of this idea are
our proposed plans for "Eastbluff" in Newport Beach and "Univer-
sity Park", the first district proposed for the new university
city.
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RESIDENTIAL DISTRICTS (continued)
Eastbluff and University Park are both planned as complete
residential districts . They will have a variety of housing
types including single-family houses, apartments and cluster
houses . This variety of types encourages a more balanced mix
of age and income levels within the same neighborhood, thus
stabilizing and balancing the community from the beginning.
There will be private and public open spaces, public and
private schools, churches and neighborhood-size shopping
centers .
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UNIVERSITY PARK
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COMMERCIAL
1,364 acres are being set aside for various types of commercial
developments . Neighborhood shopping centers of between 5 and
10 acres will be related to the various residential districts .
Two large central commercial districts will be developed within
the near future:
Newport Town Center - a regional commercial, business and
cultural center near the existing
Irvine Coast Country Club in Newport
Beach.
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COMMERCIAL (continued)
University Town Center - adjacent to the University campus .
This will be the town center for
the new University community with
the city hall, office buildings,
stores, hotels and other related
uses concentrated. It will be
designed as a pedestrian-oriented
complex, with the main mall ex-
tending into the center of the
University campus .
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UNIVERSITY TOWN CENTER
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INDUSTRY
Over 4,000 acres have been set aside
for industry. The main industrial
area is around the Orange County
Airport and within the hub of four
freeways (Santa Ana, Newport, San
Diego & Corona del Mar) . Most of
it can• be served by two railroads,
Santa Fe and Southern Pacific .
A number of industrial parks will be
established, providing sites for a
full range of industry from research
0
to manufacturing and distribution.
Included within the industrial parks
will be supporting commercial facil-
ities such as �restaurants, motels,
banks, etc .
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City Council Meeting April 9 , 1973
Council Agenda Number H-Ba
CITY OF NEWPORT BEACH
April 4, 1973
TO : City Council
FROM: Department of Community Development
SUBJECT: Land Use Element of the Newport Beach General Plan
and Environmental Impact Report EIR/NB 73-031
Attached are copies of the Land Use Element as adopted , Resolution
No. 798 as adopted , and the Environmental Impact Report on the Land
Use Element as accepted, by the Planning Commission on March 29 ,
1973.
Revisions
During the discussions on the Land Use Element , several revisions have
been made since it was initially presented to the City Council and
the Planning Commission at the joint meeting on February 22 , 1973.
The substantive revisions are listed below for the Council ' s informa-
tion.
1 . The Santa Ana Heights area has been redesignated to
Single-family Residential , with appropriate rewording
of the text.
2 . The Irvine Company-owned site northwest of the Upper
Bay has been designated as Recreational and Environ-
mental Open Space , with alternative private residential
and commercial development indicated in case the pre-
servation of this area as open space proves infeasible .
3. The Multi-family Residential designation originally
shown in the northwest corner of Newport Center 'has
been changed to Administrative , Professional , and
Financial (based on the Residential Growth Element) .
4. The Multi -family Residential designation originally
shown at the northwest corner of Newport Center Drive
and Coast Highway has been changed to Administrative ,
Professional , and Financial and Recreational and
Marine Commercial (at the suggestion of The Irvine
Company) .
5. The West Newport Harbor area (Banning property ) has
been designated as a Specific Plan area to indicate
the desirability of an overall plan for the harbor,
adjacent lands , and the circulation system.
6. The Newport Shores Commercial area on the north side
of Coast Highway has been designated as a Specific Plan
area.
7 . The text for the Lido Peninsula area has been reworded
per the suggestion of the major property owner.
FILE" " n DID
DO NOT REMOVE
TO : City Council - 2.
Environmental Impact Statement
Attached is a copy of the Environmental Impact Report for the Land
Use Element. This report considers the significant City-wide en-
vironmental impacts of this element on the future environment of
the City of Newport Beach. Subsequent elements of the General Plan
will address such subject matter as circulation , natural environment ,
community services , etc. All these elements either effect or are
affected by each other. As these other elements are completed , their
impact on each other as well as the environment will be carefully
evaluated . In addition , the Planning Commission requested an Environ-
mental Impact Report on the entire General Plan after all of the in-
dividual elements are adopted. This Environmental Impact Report will
consider phasing of development , the interrelationships among all
General Plan Elements and the overall effect of the General Plan on
the City ' s environment .
Cost/Revenue Analysis
The following chart illustrates the anticipated net fiscal effect of
future development under the "Trend-Growth" projections and the
recommended Land Use Element , based on the Cost/Revenue System
developed by the Community Development Department.
It should be understood that the Cost/Revenue System is intended as
a general guide which will indicate the probable fiscal effects of
various general categories of land development. It is readily
apparent that there is an almost infinite number of variables in-
fluencing the costs and revenues associated with land use ; such as ,
assessed valuation , sales efficiency , numbers of persons per unit ,
etc. Out of necessity , these variables have been reduced to averages
based on sample surveys and estimates . The results of this general
Cost/Revenue System should be viewed in terms of showing an "order
of magnitude" rather than precise dollar figures . These "order of
magnitude" figures should be sufficient for the purposes of the
General Plan where we are dealing with acres of land and general land
use categories , but it should not be attempted to reduce these figures
to the level of determining costs and revenues resulting from, as an
example, the addition of one dwelling unit on one lot.
Although this chart indicates a potential deficit in the years around
1980 , staff is of the opinion that this can be resolved through phas-
ing of capital expenditures and , perhaps , the use of new sources of
City revenues . Also , it is possible that commercial development may
occur more rapidly than projected , thus improving the cost/revenue
picture for 1980. In any event , the long-range cost/revenue picture
based on the proposed Land Use Plan appears to be extremely favorable ;
therefore , Staff suggests that no cost/revenue-based revisions to the
Land Use Plan are necessary.
Recommended Action
The Planning Commission recommends :
1 . That the Land Use Element of the Newport Beach General Plan
be adopted by resolution . If the City Council desires to
make any revisions to either the Land Use Element text or
the Land Use Plan , State law requires that the proposed
revisions be referred back to the Planning Commission for
their review and comment prior to final adoption by the
City Council . It should be noted that adoption of the
Land Use Element will require several subsequent Zoning
Ordinance Amendments (including , perhaps , the development
of new zoning districts ) and zone changes to assure imple-
mentation of the Land Use Plan and to meet the State
requirement that zoning be consistent with the General Plan .
COST/REVENUE ANALYSIS
ESTIMATED COSTS AND REVENUES FOR EXISTING "TREND-GROWTH" r
AND PROPOSED LAND USE PLAN DEVELOPMENT
Land Use 1972 1980I Trend-Growth 1995 Development Land Use Plan 1995 Development
Category (Net Acres ) (± $/A2 )=EFFECT (Net Acres ) (± $/A2 )=EFFECT (Net Acres ) (± $/A )=EFFECT (Net Acres ) (± $/A)=EFFECT
Resi- (2500) (-$900)3=-$2 ,250 ,000 (3500) (-$900)=-$3 ,150 ,000 (4,000) (-$900)=-$3,600 ,000 (4 ,150) (-$90t-$3 ,735 ,000
dential
Hotel/
Motel (29) (+$10,000)=+$ 290 ,000 (60) (+$10,000)=+$ 600 ,000 (87) (+$10,000 )=+$ 870 ,000 (87) (+$10,000)=+$ 870 ,000
Rest. /
Bar (36 ) (+$l0,000)=+$ 360 ,000 (44) (+$10 ,000)=+$ 440 ,000 (62) (+$l0 ,000)=+$ 620 ,000 (62 ) (+$10,000)=+$ 620 ,000 •
General
Comm' l . (361) (+$5 ,300)=+$1 ,913 ,300 _ (411 ) (+$5 ,300)=+$2 ,178, 300 (521 ) (+$5 ,300)=+$2 ,761 ,300 (516) (+$5 ,300 )=+$2JX, 800
Hi -Rise
Offices (25 ) (+$8,000)=+$ 200,060 (74) (+$8,000)=+$ 592 ,000 (ll3 ) (+$8 ,000)=+$ 904 ,000 (113) (+$8,000)=+$ 904,000
Low-Rise
Offices (103) (+$600)=+ $ 61 ,800 (150) (+$600 )=+$ 90 ,000 (200) (+$600) _+ $ 120 ,000 (315 ) (+$600 ) _ +$ 189 ,000
Industry (298) (-$1 ,000)=-$ 298,000 (448) (-$1 ,000)=-$ 448,000 (619) (-$1 ,000)=-$ 619 ,000 (434) (-$1 ,000)=-$ 434 ,000
Vacant
Land (2470) (+$150) 4=+$ 370 ,500 (670) (+ $150) _+$ 100 ,500 --- --- --- --- --- ---
TOTAL + + $3, 195 ,600 + $4,000,800 + $5 ,275 ,300 + $5 ,317 ,800
TOTAL - - 2 ,548,000 - 3 ,598,000 - 4,219,000 - 4,169,000
ANNUAL EFFECT .+ $ 647 ,600 + $ 402 ,800 + $1 ,056 ,300 + $1 ,148,800
ESTIMATED COST OF
MAJOR NEW CAPITAL
IMPROVEMENTS 5 - 562 ,000 - 562 ,000 - 562 ,000 - 562,000
NET ANNUAL EFFECT + $ 85 ,600 - $ 159,200 + $ 494 ,300 + $ 586 ,800
92 ,
1 1980 Development is expected to be approximately the same under the "Trend-Growth" projection and (Results
increaseiinaprojectted
the Land Use Plan. annual surplus )
2 All costs and revenues shown in constant dollars ; no accounting for inflation has been made.
3 -$900 per acre used as average net effect for all residential types and densities .
4 Based on estimated average assessed value of $0. 30 per sq. ft. for vacant land.
5 Includes estimated costs for new fire stations , libraries, parks and expansion of City Hall and
City Yard facilities -- see attached sheet.
f
ESTIMATED MAJOR ADDITIONAL CAPITAL COSTS FOR
PLANNING AREA (NOT INCLUDING DOWNCOAST) BY 1990
FIRE STATIONS (BASED ON DISCUSSION WITH FIRE DEPT. ) '
1 - IN L4 - NEEDED 1975 - 1980 $ 500 ,000
1 - IN Al - NEEDED 1980 - 1990 500 ,000
$ 11000 ,000
LIBRARIES (BASED ON DISCUSSION WITH LIBRARY DEPT. ) '
1 - CENTRAL LIBRARY IN L1 - BY 1990 $ 2 ,750 ,000
1 - BRANCH IN WEST NEWPORT - BY 1990 500 ,000
$ 3 ,250,000
PARKS (BASED ON INTERIM PARK PLAN )2
PARK SITES & FACILITIES $ 4,335 ,000
VIEW SITES 850 ,000
BICYCLE TRAILS 600 ,000
PASEOS 200 ,000
$ 5 ,985 ,000
EXPANSION OF CITY HALL & CITY YARD FACILITIES $ 1 ,000 ,000 2
TOTAL MAJOR ADDITIONAL CAPITAL CQSTS3 $11 ,235 ,000
(ANNUAL COSTS FOR 20 YEAR PERIOD -- APPROXIMATELY $ 562 ,000 PER YEAR)
0
"
1 !
It should be noted that Council policy and decisions during the
development of the Community Facilities Element may substantially J
change these capital facility estimates .
I
g p i f l y ti e mates . •�
2 f
Rough estimate -- need policy decision before more precise estimate
can be made.
3
Police Substation not included due to method of financing (to be
paid off by 1974) . !
)
i
"
TO: City Council - 3.
2. The City Council make the following findings :
A. That the 'EIR is complete and contains all of the
information required by the California Environ-
mental Quality Act.
B. That the adoption of the Land Use Element will
have no significant City-wide adverse environmental
effects.
Respectfully submitted ,
DEP9�NT Of COMMUNITY DEVELOPMENT
�. V. GAN , erector
RVH/RLG/kk
LAND USE ELEMENT
OF THE
NEWPORT BEACH GENERAL PLAN
ADOPTED AND RECOMMENDED FOR APPROVAL
BY THE ,PLANNING COMMISSION
MARCH 29 , 1973
INTRODUCTION
The Land Use Element of the Newport Beach General Plan is a long-
range guide to the development and use of all lands within the Newport
Beach planning area , including both private and public projects .
Although streets and highways are technically a use of land , they are
not included since the street system is the subject of the Circulation
Element. The Land Use Element includes this report and the accompany-
ing map entitled , "Land Use Plan . "
The Land Use Element should be regarded as an expression of public
policy for land development. As such , it represents the "desirable"
pattern for the ultimate , full development of the City of Newport
Beach as determined at this point in time. As new information becomes
available , or circumstances change , the Land Use Element may need to
be amended. Thus , the Land Use, Element is not a final "picture" of
the future City of Newport Beach ; it is an expression of what is
desired for the future based on today ' s knowledge and circumstances ,
and , as such , is part of a continuous planning process requiring
continuing research , policy review, and revisions of the Land Use
Element. Such revisions of the Land Use Element must' be made only
after thorough study indicates the desirability of a revision .
- 1 -
GENERAL DESCRIPTION OF THE LAND USE PLAN
OVERALL CITY FORM
The City of Newport Beach has developed as a grouping of small com-
munities or "villages , " primarily due to the natural geographic form
of the bay, which provides both physical division and unity , in the
sense of a common , shared natural resource . Many of the newer
developments , located inland from the bay , have been based on a
"Planned Community" concept , resulting in a furtherance of the
"village" form even where no major geographical division exists .
The general character of most of these "village" areas is low-density
residential and low-intensity commercial development , although there
are a few areas of more intensive development providing both visual
interest and activity centers .
The Land Use Element proposes that the City build on this existing
"grouping of villages " form and character, and , where possible ,
strengthen both the physical identity and functional efficiency of
this form through such means as.: (1 ) use of open space corridors and
buffers ; (2 ) assuring harmonious groupings of land uses in each
"village" area; (3) encouraging the development of an "individual
character" for each "village" area , rather than attempting a city-
wide , monotonous conformity; (4) provision of neighborhood commercial
centers within or adjacent to the "village" areas ; (5 ) provision for
public and semi -public facilities (schools , parks , churches , etc. )
within each "village" area ; (6 ) controlling the density of residen-
tial uses (as discussed in the "Residential Growth Element" ) ; and
(7 ) controlling the intensity of commercial uses (as discussed below) .
MAJOR LAND USE PLAN DESIGNATIONS
The Land Use Plan illustrates the proposed use and development of
all lands in four major categories :
1 . Residential
2. Commercial
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0
3. Industrial
4. Public , Semi -Public, and Institutional
These major categories are then broken down into sub-categories ,
as described below. The uses included should be considered as pre-
dominant , proposed uses . It is recognized that in many cases there
are existing uses that do not fit the designation . The Land Use
Element does not propose that these "nonconforming" uses be phased
out, except where specifically discussed.
In some cases a mixture of two or more types of land use may be desir-
able. This is indicated by alternating stripes of the appropriate
coding colors . For example , the "Cannery Village" area is designated
for a mixture of General Industry with Retail and Service Commercial ;
other areas are designated for a mixture of Retail and Service Com-
mercial with Administrative , Professional , and Financial Commercial .
Certain areas have been designated for further, more detailed study ,
leading to the development of specific plans and programs for physical
improvement. These specific plans and programs may include local
street pattern revisions , parking areas , public improvements in the
street rights-of-way (such as landscaping, lighting , street furniture ,
signs ) and architectural design standards and criteria for private
development. An example of what can be accomplished with architectural
design standards and criteria is the Marine Avenue commercial district
on Balboa Island ; although this was accomplished by cooperation of the
property owners in the area , City participation will be required to
effect similar improvements in other areas .
Certain areas have been designated for open space with alternative
uses in case the preservation of the area as open space proves in-
feasible . These areas are bounded by a "dot and dash" line , with the
alternate use shown by colored dots .
- 3 -
RESIDENTIAL
Areas designated residential are to be predominantly used for resi -
dences in permanently constructed residential buildings ; however,
there are certain "community service" uses (such as schools , churches ,
civic organization buildings , club houses , and recreational facilities)
which, with proper location and design , are appropriate uses within
areas with a residential designation. The residential designations
are based on the "Residential Growth Element" of the General Plan .
Although the Land Use Element does address itself to residential
housing types , population growth and the harmonious grouping of land
uses , it does not specifically discuss development standards at the
scale of the individual lot. Clearly definable problems remain
unsolved in the "older residential sections " of the City. These
detailed problems will be resolved when new development standards
for parking and outdoor living areas , setbacks , etc. are developed
in conjunction with the review and revision of the Zoning Ordinance .
These new development standards will be based on the adopted General
Plan objectives and policies .
Single-Family :
Included in this sub-category are separate residences , as
well as attached residences constructed on individual lots
with varying densities up to a maximum density of ten
dwelling units per gross acre . (Most of the areas in
this sub-category are designated for densities much Power
than ten dwelling units per gross acre . )
Two-Family :
This sub-category includes residences where two dwelling
units are constructed on one lot , either attached or i
separate .
Multi-Family :
This sub-category includes- residences where three or
more dwelling units are constructed on one lot. Also
4 -
included are "row houses" where the density exceeds ten
dwelling units per gross acre .
COMMERCIAL
Areas designated commercial are to be predominantly used for the
conduct of private business ventures ; however, there are certain
non-business uses , such as post offices and public parking , which
are appropriate in commercially designated areas .
It is proposed that the intensity of commercial development in all
areas be controlled through use of a "floor area ratio" ordinance ,
which will be developed after more detailed study of each commer-
cial area .
Retail and Service Commercial :
It is intended that business uses in this category be
limited to retail sales , personal and professional services ,
hotels and motels , and commercial recreation , with offices
permitted only if they are ancillary to , and on the same
lot as , another primary use which provides goods or ser-
vices directly to the public. In those areas designated
as " Retail and Service Commercial " only , separate "corporate
office buildings" would be prohibited in order to (1 )
assure "continuity of shopping" and contiguity of mutually-
supportive businesses , and (2 ) limit the potential traffic
volumes in those areas (large office buildings are heavy
traffic generators ; this "office traffic" may interfere
with "shopping traffic , " adversely affecting the economic
viability of commercial areas ) . In other areas , where
appropriate , a mixture of Retail and Service Commercial
and "office" (Administrative , Professional and Financial )
is indicated on the Land Use Plan .
Administrative , Professional , and Financial :
Included in this category are offices (either ancillary or
5 -
separate ) , services , hotels and motels , and convalescent
homes , with some limited retail uses (such as restaurants )
which are supportive of the predominant uses .
RECREATIONAL AND MARINE COMMERCIAL
Included in this category are marinas , boat and marine
supply sales , boat repair and servicing , sport fishing
establishments , restaurants , night clubs , specialty shops ,
hotels , and motels , with offices permitted only if they
are ancillary to, and on the same lot as , another primary
use . Separate "corporate office buildings" would be pro-
hibited for the reasons listed under " Retail and Service
Commercial " and to preserve those unique sites , generally
adjacent to the Bay , most suited for recreational commer-
cial use. (Also, recreational commercial uses usually
provide public physical and/or visual access to the Bay ,
whereas office buildings generally do not ) .
INDUSTRIAL '
Areas designated Industrial are to be predominantly used for research ,
development , or manufacture of products ; however , certain nonindus-
trial uses , such as professional services , warehouses , fire stations ,
and utility substations are appropriate .
General Industry:
This sub-category includes research , development and
manufacturing firms , professional services (such as
architecture or engineering ) , warehouses and wholesale
sales , with retail sales or offices only if they are
ancillary to , and on the same lot as , another primary
industrial or professional service use .
PUBLIC , SEMI-PUBLIC , AND INSTITUTIONAL
Areas designated public , semi -public , and institutional are to be
predominantly used for publicly-owned facilities and open space ,
6 -
or privately-owned facilities of an open space nature which are
open to use by the general public ; however, certain non-public and
non-open space facilities , such as country clubs , may be appropriate.
(Many existing and proposed public facilities and parks are too
small to be designated on the Land Use Plan ; these will be dealt
with in the Community Facilities Element and the Natural Environ-
ment Element. )
While the Land Use Plan designates both publicly and privately-
owned properties as "open space , " as required by the State Govern-
ment Code , it is recognized that privately-owned property cannot
legally be zoned as open space unless the City intends to purchase
the property immediately, or unless the property owner agrees to the
open space zoning. Therefore , the privately-owned properties desig-
nated as open space on the Land Use Plan must be zoned for some
legitimate development until such time as (1 ) an agreement is reached
with the property owner for rezoning to open space , or (2 ) the City,
or other governmental agency , is ready to purchase the land or an
open space easement over the land.
Governmental , Educational , and Institutional Facilities :
This sub-category includes the City Hall , the City Yard ,
fire stations , libraries , reservoirs , utility sub-
stations , schools , etc.
Recreational and Environmental Open Space :
This sub-category includes major parks , wildlife refuges ,
golf courses , bluffs , canyons and beaches .
LAND USE SUMMARY
The following chart illustrates the comparison between the existing ,
"Trend-Growth" projected , and proposed ultimate land use composition
of the Newport Beach planning area. The "Trend-Growth" projected
land use is based on a study conducted by the City ' s economic
7 -
consultant , Development Research Associates , and represents the
probable ultimate land use composition that would result under
current zoning and market conditions .
This summary indicates that the amount of land allocated to commer-
cial and industrial use by the Land Use Plan is , in general terms ,
economically feasible under the long-range market potential , as
related to the "Trend-Growth" projection . However , within this long-
range time span , there will undoubtedly be fluctuations of economic
pressures and short-range market demands for development not in
accord with the Land Use Plan , such as the demand for residential
development in areas designated for commercial use . These short-range
pressures shall not be allowed to usurp the long-range opportunities
and objectives of the Plan , such as assuring harmonious groupings of
uses and assuring a continuing high commercial tax base. As indicated
by the " Preliminary Cost Revenue System" developed by the Community
Development Department , commercial uses are providing a major share
of the City' s revenues and are enabling the maintenance of a relatively
low property tax rate .
PROPOSED
EXISTING "TREND-GROWTH" (BASED ON LAND
(as of 1 -1 -73) PROJECTED USE PLAN )
Acresl % of Total Acres % of Total Acres % of Total
Residential 4,174 51 % 5 ,090 64% 5 ,213 65%
Commercial 617 7% 1 ,336 17% 1 ,402 17%
Industrial 315 4% 648 8% 499 6%
Public,
Institutional 585 7% 849 11 % 931 12%
Vacant 2 , 538 31 % --- -- --- --
TOTAL2 8,229 100% 70233 100% 8 ,0454 100%
1 Gross acres , including net area plus interior streets and one-hal,f of
tTie perimeter streets ; does not include public waterways or beaches .
2 Does not include public waterways , tidal lands or beaches .
3 Reduction due to projected conversion of land to water areas with
harbor construction in West Newport .
4 Increase over "Trend-Growth" projected total area due to revised
estimate of the amount of land to be converted to water area with
West Newport Harbor.
8 -
0
MAJOR LAND USE PROPOSALS FOR EACH AREA
Following is an area by area discussion of the land use proposals
for each section of the Newport Beach planning area. Residential
uses have been covered in the "Residential Growth Element" of the
General Plan and , therefore , are not discussed in detail here .
WEST NEWPORT AREA
For planning purposes , the West Newport area is defined as including
all of the land within the current City boundaries west of 19th
Street, the Bay , and Newport Boulevard , including the two unincor-
porated " island"areas north of the Coast Highway . Any development
within this area should be developed in accordance with any future
flood plain standards .
Following are the major proposals for the West Newport area :
West Newport Harbor:
It is proposed that a small craft harbor be developed in
the "low-land" area north of "Newport Shores " and adjacent
to the Santa Ana River. The West Newport Harbor would
extend north to the City of Costa Mesa , joining with the
proposed "Keys Marina" project.
This area has been designated as a "Specific Plan" area
on the Land Use Plan to provide for an overall plan for
the harbor development , including adjacent lands and the
circulation system within this area.
The harbor is to provide full marina, marine service and
commercial recreational facilities . In addition , a public
riding and hiking trail and park area is proposed as part
of the County-wide Santa Ana River Greenbelt Project .
The remainder of the land area around the harbor would be
used for residential development as discussed in the
- 9 -
e .
" Residential Growth Element. " This proposal depends on
physical and financial feasibility. If the harbor is not
feasible , alternate plans including residential with associ -
ated commercial service facilities should be considered.
The property owner should have the responsibility for
developing a plan for approval by the City at the time any
proposals for changes in the proposed land use are made .
The development shall be consistent with the criteria set
forth in the General Plan .
Coast Highway Commercial Strip :
The Coast Highway commercial "strip" in West Newport is
obviously in a state of economic and aesthetic decline .
While much of this decline may be attributed to the spectre
of the now defunct Pacific Coast Freeway , "strip" commercial
development will not encourage the types of businesses
needed to provide convenience goods and services to nearby
residences and Would result in a continuation of the problems
f
of traffic conflicts and poor interfaces with adjacent resi -
dential uses .
This area has been designated as a "Specific Plan" area in
order to resolve problems of access , parking , and buffering
of residential uses .
State Highway Right-of-Way:
The vacant State Highway right-of-way on the south side of
the Coast Highway opposite "Newport Shores , " and •on the
north side along the Bluffs near Newport Boulevard will be
preserved as open space , to be used for parking , public
recreational and visual -environmental purposes .
Industrial Area near Hoag Hospital :
The existing industrial area near Hoag Hospital will be ,
preserved , with the provision for limited expansion of the
industrial uses .
10 -
0
Cannery Village and McFadden Square :
The "Cannery Village" industrial , marine service , and
specialty shop area and the "McFadden Square" area shall
be preserved and enhanced by : (1 ) prohibiting the encroach-
ment of separate residential uses ; (2 ) developing a
"Specific Plan" for these areas to resolve existing orienta-
tion , access , and parking problems and improve the visual
environment; and (3) development of a plan and program to
preserve the marine repair and service uses in the "Cannery
Village" area .
Lido Peninsula
The Lido Peninsula is an unique area of the City with a wide
variety of existing and potential uses . It is particularly
suited to planned development concepts if and when substan-
tial changes in existing uses are undertaken . Meanwhile ,
all existing uses should be allowed to continue and be up-
graded , but any substantial changes should be subject to an
approved area plan .
It is desirable that the commercial area in future planned
development include marine and recreation oriented commercial
uses , with emphasis on marine repair and service uses in
association with boat sales , restaurants , nightclubs , hotels ,
motels , and specialty shops . The planned development may
include residential uses as well as the uses stated above .
That part of the area devoted to residential development
should not exceed fifteen dwelling units per gross acre .
The proportion of land area devoted to existing residential
use including the mobile home parks , as compared to land
area devoted to other uses , should not be increased .
It is proposed that :
1 ) Existing uses be continued , and that repairs ,
replacements , and remodeling that upgrade and
- 11 -
are consistent with those uses be encouraged ;
provided , however, that when such repairs ,
replacements , and remodeling enlarge the scope
or change the character of such uses , a use
permit shall be required ; and
2 ) The area be designated as a Planned Development
district in which substantial changes in exist-
ing uses shall comply with an area plan to be pre-
pared by the owner(s ) and approved by the City.
LIDO ISLAND AREA
No changes in the Lido Island land use pattern are proposed.
BALBOA PENINSULA AREA
For planning purposes , the Balboa Peninsula area includes all of the
Peninsula east of 19th Street .
Following are the major non-residential land use proposals for the
Balboa Peninsula:
Central Balboa Commercial Area :
It is proposed that a "core" area of commercial uses be pre-
served by: (1 ) rezoning certain blocks and portions of blocks
on the fringe of the commercial district to residential , As
discussed in the " Residential Growth Element , " (2 ) prohibit-
ing the encroachment of residential uses (and separate office
building uses ) into the remaining commercial "core" area (to
maintain continuity of shopping , contiguity of mutually-
supportive uses , and the long-range viability of commercial
uses ) , and (3) the development of a "specific plan" for the
area , to resolve problems of access , orientation , and parking ,
and to enhance the visual environment.
Commercial Uses at 15th Street:
It is proposed that the commercial uses at 15th Street be
12 -
I
maintained. These include a service station , market ,
and coffee shop which provide needed convenience goods
and services for both the visitor and nearby residents .
Marinapark•
Marinapark is shown as public open space in anticipation
of the previously approved public park development .
BALBOA ISLAND AND PROMONTORY BAY AREA
For planning purposes , the Balboa Island and Promontory Bay Area
includes Balboa Island , Harbor Island , Linda Isle , and all of the
land south of Coast Highway between the Bay and Jamboree Road.
On Balboa Island a combination of commercial and residential uses
may be permitted on Marine Avenue and Agate Avenue in accordance
with the commercial /residential zone to be developed .
The only major land use change proposed , other than the "building-
out" of the approved residential developments , is as follows :
"Beacon Bay" Area :
It is proposed that , in keeping with the uniqueness of this
harbor front site as a_ public resource , all of the City
property in the Beacon Bay area be converted to public
marine-oriented recreational uses (after the current lease
expires in 1987 ) . The exact layout and nature of the uses
will be determined by a "master plan , " which should be
developed prior to the expiration of the current lease .
Certain recreational commercial concessions (such as a
snack shop , boat rental , etc, ) could be included . Any
public recreational uses should take into full account
its location , entirely surrounded by single-family
residential uses with limited vehicular access .
CORONA DEL MAR AREA
The only major proposal for the Corona del Mar area (which includes
13 -
:4
•
all of the land south of the Coast Highway and the "Fifth Avenue
Extension , " between Jamboree Road and the Eastern City boundary)
is that "Buck Gully" and "Morning Canyon" be preserved as open space.
No major change in the Corona del Mar land use pattern is proposed .
It is proposed that a "Speci-fic Plan" for the preservation and en-
hancement of the commercial strip be developed , including appropriate
architectural design criteria .
NEWPORT HEIGHTS , CLIFF HAVEN AND MARINERS MILE AREA
For planning purposes , this area includes all land south of the City
boundary and 16th Street, from Newport Boulevard east to Dover Drive
and south to the Bay.
The commercial area along Coast Highway known as "Mariner' s Mile" has
been designated as a "Specific Plan" area , in order to resolve prob-
lems of traffic conflicts , parking , and access ; to enhance the visual
environment ; and to preserve existing marine uses .
Other than the residential proposals contained in the "Residential
Growth Element , " there are only two major land use proposals in this
area :
"Old Newport Boulevard" Area :
The existing commercial district in this area is obviously
in a state of economic decline , due mainly to the problems
of poor orientation and access (created with the realignment
of Newport Boulevard ) .
It is proposed that the City encourage redevelopment of
most of the existing uses to administrative and professional
uses , possibly related to Hoag Hospital , such as : medical
and professional offices , and medical technician , nursing
schools , with some limited residential uses such as conva-
lescent homes and nurses ' quarters .
Balboa Bay Club Site :
It is proposed that , in keeping with the uniqueness of this
14 -
harbor-front site as a public resource , this property be
converted to public marine-oriented recreational uses
(after the current lease expires in 1998) . The exact layout
and nature of the uses will be determined by a "master plan"
which should be developed prior to the expiration of the
current lease . Certain recreational commercial concessions
could be included.
DOVER SHORESo WESTCLIFF, HARBOR HIGHLANDS AND SANTA ANA HEIGHTS
For planning purposes , this area includes all land in the City on
the west side of the Upper Bay , north of Coast Highway , and the unin-
corporated "Santa Ana Heights" area.
The major land use proposals in this area involve the two large vacant
sites adjacent to the Bay , and the "Santa Ana Heights " area :
" Castaways " Site •
It is proposed that the portion of this site south of the
extension of 16th Street be used for recreational commer-
cial purposes (restaurant , nightclub , etc :) and that the
remainder of this site , other than the existing church ,
be devel.oped residentially , as discussed in the "Residential
Growth Element. "
Vacant Site Northwest of Upper Bay :
It is proposed that this entire site be preserved as open
space related t•o the !'Upper Bay Wildlife Reserve ; " however,
provision is made for alternative development in case the
preservation of thi,s site as open space proves infeasible .
Such alternative development would include a five to ten acre
"convenience commercial center" (market , liquor store , barber
shop , laundry, etc. ) At the intersection of Tustin Avenue
and University Drive and a public park (size and location
per the Natural Environment Element) , with the remainder
of the site developed residentially at a maximum density
of six dwelling units per gross acre (as discussed in the
Residential Growth Element ) .
15 -
"Santa Ana Heights " :
It is proposed that the large-lot , low-density, single-
family uses in the majority of the area and the commercial
uses 'on Bristol Street be continued . It is further pro-
posed that no higher-density residential development be
permitted .
UPPER NEWPORT BAY AREA
It is proposed that the Upper Newport Bay area (from the "Dunes" area
north ) , including both the water and adjacent land areas that are
designated as open space , be acquired as a public "wildlife refuge"
and "nature study" area , with the cooperation and participation of
appropriate County , State and Federal agencies .
If public acquisition does not occur, any development in this area
will be limited to a low-intensity residential development or a
recreational commercial development of an open space nature . Be-
cause of the unique environmental characteristics of this area and
the inherent problems with development under conventional zoning ,
this area will be rezoned to a , yet to be developed , zone which will
permit development only with a Planned Community District application .
The environmental impact of any proposed use of this area will be
carefully evaluated. Any development within this area should be
developed in accordance with any future flood plain standards .
BLUFFS , EASTBLUFF AND DUNES AREA
For planning purposes , this area includes all land between the Upper
Bay and Jamboree Road north of Coast Highway.
The major land use proposals are as follow (no change to the Bluffs
and Eastbluff land use pattern is proposed ) :
"Mouth" of Big Canyon :
This area is shown as open space as part of the "Upper Bay
Wildlife Refuge. "
Vacant Site North of Newporter Inn :
It is proposed that most of this site be developed residentially ,
- 16 -
11
as discussed in the "Residential Growth Element , " with
a small southerly portion used for recreational commercial
purposes , such as the expansion of the Newporter Inn .
The exact boundary between these two uses is not precise
and can be determined when a development proposal is
received .
Newport Dunes Park:
It is proposed that the County-owned Newport Dunes area
remain as a public , marine-oriented park , in keeping with
the uniqueness of this valuable public resource .
Bay Side Village Mobilehome Park and Boat Launching Area :
This area has been designated as "recreational and. m&rine commercial "
with the intent of encouraging such uses as : boat launching
and storage , marinas , restaurants , hotels and motels , tennis
courts , etc. The intensity of these uses should be limited ,
in view of traffic generation and environmental impact.
It is probable that the mobilehome park will be phased out
as land values and market demand increase . Meanwhile , all
existing uses should be allowed to continue and be up-graded ,
but any substantial changes should be subject to an approved
area plan .
NEWPORT PLACE AND COLLINS RADIO AREA
This area includes all land within the City north of Bristol Street.
No change from the existing land use pattern and the approved
development under the Planned Community Districts is proposed.
PHILCO-FORD AND NORTH FORD AREA
For planning purposes , this area includes all land between Jamboree
Road and MacArthur Boulevard , from Ford Road north to Bristol Street.
The designations on the land use plan represent the existing Philco-
Ford plant and the proposed "North Ford" planned community development,
17 -
and indicate industrial use extending north to an open space linkage
along the flood control channel . North of the flood control channel ,
commercial development is 'proposed . (This site is probably too small
and isolated for industrial use . )
BIG CANYON AREA
No change is proposed to the land use pattern approved with the
" Big Canyon " planned community district other than the residential
density proposals in the "Residential Growth Element . "
NEWPORT CENTER AREA
The Newport Center area includes all land bounded by Coast Highway ,
Jamboree Road , San Joaquin Hills Road , and MacArthur Boulevard.
The major land use proposals for this area, other than residential
uses which are covered in the "Residential Growth Element ," are as
follow:
Administrative , Professional and Financial Area:
The area designated "Administrative , Professional , and
Financial " is intended to ,provide for a continuation of
the predominantly office uses into the vacant portions ;
however, it is proposed that a detailed examination be
made to determine the additional floor area of future
office buildings that can be accommodated while assuring
adequate traffic capacity of adjacent streets . (This
will require detailed study and the development of a
"floor area ratio" ordinance , as previously discussed. )
No permanent residential uses will be permitted in this
area.
"Mixed Administrative , Professional , Financial and Recreational
Commercial " Area :
This area would provide for a continuation of office uses
and would also be suitable for such recreational commercial
18 -
uses as : restaurants , nightclubs , hotels and motels , tennis
and health clubs , etc. No permanent residential uses will
be permitted i.n this area .
"Governmental , Educational , and Institutional Facilities" Areas :
The area designated "Governmental , Educational , and Institu-
tional Facilities" includes the existing fire station and
proposed police facility and " Cultural Center. "
HARBOR VIEW AREA
For planning purposes , this area includes all land within the City
north of Fifth Avenue and east of MacArthur Boulevard , and the un-
incorporated "island" portion of the Pacific View Memorial Park.
No major change is proposed to the existing land use pattern or to
the development which will occur based on the approved planned
community districts , other than the residential density proposals
contained in the " Residential Growth Element. " It is proposed that
" Buck Gully" and the vacant area between Fifth Avenue and Sandcastle
Drive, east of Marguerite Avenue , be preserved as open space for
public recreational use . It is recognized, however, that much of
this vacant area may be used as a "transportation corridor. " Also ,
since public acquisition of this area may prove infeasible , alter-
native private residential development , as discussed in the Residen-
tial Growth Element , is indicated .
19 -
1
EIR/NB 73-031 - ENVIRONMENTAL IMPACT REPORT FOR THE
LAND USE ELEMENT OF THE NEWPORT BEACH GENERAL PLAN
Accepted by the Planning
Commission on March 29 , 1973
with the following findings :
1 . That the EIR is complete and contains all of the
information required by the California Environ-
mental Quality Act.
2 . That the adoption of the Land Use Element will
have no significant City-wide adverse environ-
mental effects .
CITY OF NEWPORT BEACH
Newport Beach , California
EIR/NB 73-031 - ENVIRONMENTAL IMPACT REPORT FOR THE
LAND USE ELEMENT OF THE NEWPORT BEACH GENERAL PLAN
I . INTRODUCTION
This Environmental Impact Report has been prepared pursuant to the
requirements of the California Environmental Quality Act. it is
the intent of this report to explore and evaluate the significant
City-wide environmental impacts of the Land Use Element of the
Newport Beach General Plan .
The Land Use Element should be regarded as an expression of public
policy for land development. As such , it represents the "desirable"
pattern for the ultimate , full development of the City as determined
at this time.
The Land Use Element of the General Plan designates the general
location of different land uses within the City and will serve as
a long-range guide for the development and use of all public and
private land within the City.
II . BACKGROUND
This element is one of a number of elements which will be included in
the complete General Plan . The overall General Plan Program was
initiated in August , 1971 . Since that time a number of specific
background studies have been completed , and a number of preliminary
hearings and meetings have been held with interested citizens through-
out the City. The first element of the General Flan , The General
Plan Policies Element, was adopted by the City Council on March 13 ,
1972 . The general policy statements contained in that report have
served as guidelines for the development of the more detailed General
Plan elements . The second element of the General Plan , The Residential
Growth Element, was approved by the Planning Commission on March 15 ,
1973 and will be presented to the City Council on April 9 , 1973.
III . SCOPE OF REPORT
This report considers the significant City-wide environmental impacts
of this element of the General Plan . It does not consider environ-
mental impacts of any specific project which may subsequently be
built in compliance with this element , nor does it exempt any such
project from complying with the requirements of the California
Enviromental Quality Act. Future Environmental Impact Reports will
explore and evaluate subsequent elements of the General Plan and
Page 1 of 5
EIR/NB 73-031
their impacts on the circulation system, natural environment , and
community services .
IV. DESCRIPTION OF ENVIRONMENTAL SETTING
Historically, the City of Newport Beach developed as a series of
small communities or " villages" , separated by the natural geographic
form of the bay. Each of these communities had its own name,
character, and identity. As the City continued to grow and new
communities and neighborhoods were developed , they , in turn ,
established their own identity. There are a number of unifying factors
within the City which help to link the various communities together.
These include the unique combination of the bay and the ocean .
In recent years the City has experienced extremely rapid growth both
in terms of population and in terms of new industrial and commercial
development. In addition , the •rapid growth of the entire Orange
County area has created tremendous new demands for waterfront recre- '
ational facilities . Both of these factors have had a definite impact
on the City. Moreover, these trends are projected to continue by
the City ' s Economic Consultant , Development Research Associates .
The Land Use Element of the General Plan will , to a degree , deter-
mine the type and amount of growth that should be accommodated
within the City of Newport Beach . Thus , the environmental setting
which will be affected by the Land Use Element will be the potential
future environment which would occur if this element were not
adopted.
V. OBJECTIVES OF THE LAND USE ELEMENT
The overall objective of the General Plan Program is to implement
the basic policy of the General Policy Plan which reads as follows :
" IN PLANNING FOR THE FUTURE OF THE COMMUNITY , it shall be
the basic underlying goal of the City of Newport Beach
to protect and enhance the City ' s special charm and
character; its unique natural and man-made physical en-
vironment; its attractive visual environment, and the
wide range of social , economic , cultural , educational
and recreational opportunities which have contributed
to the high quality of life enjoyed by its citizens .
"SUPPORTING POLICIES
"a) • The City shall preserve and maintain the predominant
one and two family residential character and density
of the community within existing and future neighbor-
hoods throughout the City.
"b ) Higher density residential development shall be
limited to those areas where compatible with adjacent
land uses and where adequate and convenient commercial
services and public support systems such as streets ,
parking , parks , schools and utilities are, or will be ,
adequate to serve them.
"c) The village-like neighborhood atmosphere and identity
of existing residential areas shall be preserved and
encouraged.
Page 2 of 5
"d) The City shall provide for a sufficient diversity of
land uses so that schools , recreation areas , churches
and neighborhood shopping centers are available in
close proximity to each resident of the community.
"e) The type and amount of commercial areas shall be
limited to those which can feasibly be supported by
their appropriate trade area and to those which are
consistent and compatible with the prime concept and
image of the community as a quality, low-density
residential area .
"f) Commercial recreation or destination tourist facilities ,
in particular, shall be carefully controlled so as to
protect the quality residential character of the commu-
nity and the opportunity of local residents to enjoy
(in a safe , attractive and convenient manner) the con-
tinued use of the harbor , shoreline and local trans-
portation and parking facilities .
"g) In view of the City ' s attraction as a regional and
state-wide recreation area ; the growing regional and
state-wide demand for water-oriented recreational
facilities , and the limited capacity of the City ' s
harbor and oceanfront resources to fully satisfy such
demands , the City shall encourage the opening and
development of adjoining ocean and waterfront areas
outside Newport Bay in a manner which may best serve
to distribute the increasing public need for water-
oriented recreational facilities .
"h) Consistent with all other policies to protect and en-
hance the quality residential character of the commu-
nity , the City shall encourage both public and private
water-oriented recreational and entertainment facilities
as a means of providing public access to the waterfront.
"i ) Provisions shall be made for the preservation of suitable
and adequate sites for commercial and industrial marine-
related facilities so as to protect the City' s historical
and maritime atmosphere , and the charm and character such
industries have traditionally provided the City.
"j ) General industrial development within the community shall
be limited to those areas and uses which are appropriate
to and compatible with a quality residential community.
"k) The City shall develop and maintain suitable and adequate
standards for landscaping , sign control , site and
building design , parking and the undergrounding of utili -
ties to ensure that all existing and future commercial
and industrial developments are compatible with surrounding
land uses . "
The Land Use Element proposes to reinforce the physical identity
and functional efficiency of the many individual communities within
the City through such means as : ( 1 ) use of open space corridors and
buffers ; (2) assuring harmonious groupings of land uses in each
community area ; (3) encouraging the development of an "individual
character" for each community area , rather than attempting a City-
wide, monotonous conformity; (4) provision of neighborhood commercial
centers within or adjacent to the community areas ; (5) provision for
public and semi -public facilities (schools , parks , churches , etc. )
within each community area ; (6) controlling the density of residen-
tial uses (as discussed in the "Residential Growth Element" ) ; and
(7) controlling the intensity of commercial uses .
Page 3 of 5
1
Vi . THE ENVIRONMENTAL' IMPACT OF THE PROPOSED ACTION
A) Direct Environmental Impact
The Land Use Element of the General Plan does not propose any
specific physical development. Rather it serves as a long-
range guideline to future development. Therefore , the Land
Use Element will not have any significant direct environmental
impacts .
B) Indirect Environmental Impact
There will be three significant long-range indirect environ-
mental impacts of the Land Use- Element.
The first will be to ensure that an adequate amount of land is
preserved for residential , commercial , industrial , institutional ,
and public uses and that the balance between these various uses
is both economically viable and consistent with the predominantly
residential character of the City.
The second will be to ensure that the distribution of these
various land uses occurs in such a way as to provide a har-
monious grouping of land uses within each community.
The third will be to limit: the intensity of all land uses .
These three impacts , when considered together, will help to
maintain a high quality residential City with adequate sup-
porting land uses and a balanced viable economic base.
These impacts will be beneficial and will result in a higher
quality environment throughout the City than would occur if
development were not controlled.
VII . ANY ADVERSE ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED
IF THE PROPOSAL IS IMPLEMENTED
The Land Use Element will provide a long-range guide to future
growth to ensure the orderly and balanced development of all land
uses ; and hence , will serve to protect and enhance the environment
of the City. No significant adverse environmental effects are
anticipated.
VIII . MITIGATION MEASURES PROPOSED TO MINIMIZE THE IMPACT
There will be no significant adverse environmental impacts and ,
therefore , no mitigation measures are required or proposed. It
should be noted that the proposed element is itself a mitigation
measure to protect against the adverse environmental impacts of
uncontrolled development which would occur if this element were
not adopted.
IX. ALTERNATIVES TO THE PROPOSED ACTION
There are a number of alternatives to adopting the "Limited-Growth"
Land Use Element;
A) One alternative is simply not to adopt this element. This
would result in the uncoordinated and disorderly development
Page 4 of 5
of the City and would have a number of adverse impacts .
B) Another alternative is to adopt an "Unlimited-Growth" Land
Use Element which would merely accommodate development as
extensive and intensive as the market will support. It is
felt that this would lead to over-development and a major
adverse impact on the environment.
C) A third alternative is to adopt a Land Use Element which
would more severely limit development. While this may be
more favorable to the natural environment, this alternative
would have a major adverse effect on the economic and social
environment and also tend to inhibit redevelopment where it
may be desirable for improvement of the man-made physical
environment.
Thus , the proposed Land Use Element is considered to be a rational
compromise between two extremes , resulting in a balance between
several environmental values and an optimum environment in physical ,
economic and social terms .
X. RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OF MAN ' S
ENVIRONMENT AND THE MAINTENANCE AND ENHANCEMENT OF
LONG-TERM PRODUCTIVITY
The Land Use Element is a long-range guide for future development
and will have a positive long-term environmental impact.
XI . ANY IRREVERSIBLE ENVIRONMENTAL CHANGES WHICH WOULD BE
INVOLVED IN THE PROPOSED ACTION , SHOULD IT BE IMPLEME NTED
The Land Use Element will not cause any irreversible environmental
changes but rather will help to avoi-d or limit adverse changes .
XII . THE GROWTH-INDUCING IMPACT OF THE PROPOSED ACTION
The Land Use Element will not have any growth-inducing impact but
rather will serve to limit and guide future growth.
XIII . SUMMARY
The Land Use Element , like other elements of the General Plan , is
intended to preserve and protect the present and future environment
of the City. Therefore , the adoption of this element will have
beneficial long-term environmental impacts . It should be stressed
that any future developments which may be proposed in compliance
with this element will be subject to detailed environmental review.
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