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LAND USE ELEMENT TEXTS
1983
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LAND
USE
ELEMENT
NEWPORT BEACH GENERAL PLAN
LAND USE ELEMENT
OF THE CITY OF NEWPORT BEACH GENERAL PLAN
ADOPTED AND RECOMMENDED FOR APPROVAL
BY THE PLANNING COMMISSION
MARCH 29, 1973
ADOPTED BY THE CITY COUNCIL
MAY 29, 1973
TEXT INCORPORATES AMENDMENTS THROUGH
October 24, 1983
TABLE OF CONTENTS
INTRODUCTION--------------------------------------------------------- Page (i)
GENERAL DESCRIPTION OF THE LAND USE PLAN
overall City Form------------------------------------------------ Page I
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
West Newport Area------------------------------------------------ Page 8
Lidoisland Area------------------------------------------------- Page 11
Balboa Peninsula Area-------------------------------------------- Page 11
Balboa island and Promontory Bay Area---------------------------- Page 12
Coroni del Mar Area----------- ----------------------------------- Page 13
Newport Heights, Cliffhaveri, and mariners' Mile Area------------- Page 13
Dover Shores, Westcliff, Harbor Highlands,
and Santa Ana Heights Area------------------------------------- Page 14
Upper Newport Bay Area------------------------------------------- Page 15
Bluffs, Eastbluff and Dunes Area--------------------------------- Page 15
Newport Place and Koll Center Area------------------------------- Page 16
Campus Drive Area------------------------------------------------ Page 16
Aeronutronic-Ford and North Ford Area---------------------------- Page 17
BigCanyon Area--------------7----------------------------------- Page 18
Newport Center Area---------------------------------------------- Page IS
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
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
thorough study indicates the desirability of a revision.
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 Pl.an Program
has involved the preparation of a Land Use Element; and
WHEREAS , said Land Use Element sets forth objectives
and supportinq 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 .
I 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 .
ATTEST : Mayor CUT- FJA , C,.;Py
7e
K Of W_ UlY G. Z MACH
CITY CM,
CTty ' Clerk
OAT& SEP
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 Mar.ch
1973.
AYES : Beckley , Glass , Hazewinkel , ,
Heather, Martin , Rosener
NOES : None
ABSENT: Agee
Chai rman I Gordo��-, �Ss
.54ecrecl�ary Jacqueline E . Heather
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 opqn 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:
'165860. (a) County or city zoning ordinances shall be consistent
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:
" M The city or county has officially adopted such a plan, and
11 (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.
11 (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 I 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.
0 (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 plan, 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.
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 considerdd 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
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. 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
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
permanently constructed residential buildings; however, there are certain
community service uses (such as schools, churches, civic organization
buildings, blubhouses, 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
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.
3
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 more 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
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 u ses.
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 racilitie8 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 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.
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" projected land use is based
on a study conducted in 1973 by the City's economic consultant, Development
6
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
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.
"Trend-Growth" Proposed (Based
January 1, 1973 Projected on Land Use Plan)
Acres'1 Percent Percent Percent
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 4%
Public and
institutional 585 7% 1,149 15% 1,616 20%
Vacant 2,538 31% --- --- --- ---
Total 2 8,229 100% 7,923 3 100% 8,111 4 100%
1 Gross acres, including net area plus interior streets and one-half
of the 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.
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 plain standards.
Following are the major proposals for the West Newport Area:
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 ±75.5 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
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,
pedestrian bridge, view preservation, annexation, and fire station
reservation specified by City Council Resolution 62-41.
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 High way Right-of-Way on the north side of Coast
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.
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.
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 Drivet is
maintained and that adequate public access to the bay is provided.
12
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
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
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 duls maximum.
Santa Ana Heights:
it is proposed that the large lot, low density, single family uses it
the majority of thearea 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:
it 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 traf fic
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
acArthur Boulevard, from Ford Road north to the intersection of Jamboree Road
and MacArthur Boulevard.
M
Aeronutronic-Ford:
The Aeronutronic-Pord 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.
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 i5 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) f Jamboree Road, San Diego Creeko 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.
LTamboree/14acArthur:
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.
is
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 polic&
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 permit ted 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 1)
Residential 1,132 dwelling units
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 followst
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.
Haywood 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.
20
GENERAL PLAN AMENDMENTS
Resolution
Number Number Date Location
6 8316 July 22, 1974 Fun Zone
8 8317 July 22, 1974 SE corner of Santa Barbara
Drive and Jamboree Road
11 8399 December 9, 1974 Jamboree and MacArthur
12 8400 December 9, 1974 Lido Park Dr. & Lafayette
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
is 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-B 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
76-3-1 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
SPECIFIC AREA PLAN BOUNDARIES
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34
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C ADOPTED BY THE CITY COUNCIL, MAY 29, 1973
AMENDED, OCTOBER 24, 1983
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
West 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
Dover Shores, Westcliff, Harbor Highlands,
and Santa Ana Heights Area------------------------------------- Page 14
Upper Newport Bay Area------------------------------------------- Page 15
Bluffs, Eastbluff and Dunes Area--------------------------------- Page 15
Newport Place and Koll Center Area------------------------------- Page 16
Campus Drive Area------------------------------------------------ Page 16
Aeronutronic-Ford and North Ford Area---------------------------- Page 17
Big Canyon Area-------------------------------------------------- Page IS
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
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lqa 3 1
9l.fmA,4r
WTAIMN&
SPECIFIC AREA PLAN BOUNDARIES
22
Land Use Plan Map Errata
1. CalTrans West - Northwesterly corner of Superior Avenue and West Coast
Highway is designated Multiple-Family Residential.
34
FILE CORY
DO NOT REMOVE
LAND USE ELEMENT
OF THE CITY OF NEWPORT BEACH GENERAL PLAN
ADOPTED AND RECOMMENDED FOR APPROVAL
BY THE PLANNING COMMISSION
MARCH 29 , 1973
ADOPTED BY THE CITY COUNCIL
MAY 29 , 1973
TEXT INCORPORATES AMENDMENTS THROUGH
78-3C , ADOPTED DECEMBER 20 , 1978
19
TABLE OF CONTENTS
INTRODUCTION ------------------------------------ Page ( i )
GENERAL DESCRIPTION OF THE LAND USE PLAN
Overall City Form -------------------- ------- Page I
Zoning/General Plan Consistency ------------- Page 2
Major Land Use Plan Designations ------------ Page 3
Land Use Summary ---------------------------- Page 10
MAJOR LAND USE PROPOSALS FOR EACH AREA
West Newport Area --------------------------- Page 13
Lido Island Area ---------------------------- Page 17
Balboa Peninsula Area ----------------------- Page 17
Balboa Island and Promontory Bay Area ------- Page 19
Corona del Mar Area ------------------------- Page 21
Newport Heights , Cliffhaven , and
Mariners ' Mile Area ----------------------- Page 21
Dover Shores , Westcliff, Harbor
Highlands , and Santa Ana
Heights Area ------------------------------ Page 23
Upper Newport Bay Area ------------- --------- Page 25
Bluffs , Eastbluff and Dunes Area ------------ Page 25
Newport Place and Koll Center Area ---------- Page 28
Aeronutronic- Ford and North Ford Area ------- Page 28
Big Canyon Area ----------------------------- Page 29
Newport Center Area -------------- ----------- Page 29
Harbor View Area ---------------------------- Page 32
AMENDMENTS ------------------- --------- ---------- Page 34
LAND USE PLAN (MAP ) ----------------------------- Inserted
at End
INTRODUCTION
Thv Ldnd Usv Eloment of tile Newport Beach General Plan is a
long- range quido 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
su.bject 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 bo 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 .
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 supportinq 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 C,ity 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 : C.;Py
C `T`�'
CITY CLERK O� H. 0 WIACK
t
Ci ty - C] erk
SEP
OAT&
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
Chairman I Gov�do��Ia,s-s
c r e�lea r y Jacqueline E . Heather
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 .
4The 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 exist-
ing "grouping of villages " form a,nd 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 withi-n
or adjacent to the " village" areas ;
5 ) Provision for public and semi -public facilities
(schools , parks , churches , etc. ) within each
I'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 Cityt and the City will cooperate with such village repre-
sentatives for the improvement of the environment and physical
facilities within its villages .
ZONING/GENERAL PLAN CONSISTENCY
The Government Code (Section 65860) states that the Zoning Ordin-
ance shall be, consiste.nt with the General Plan as follows :
"65860 . (a) County or city zoning ordinances shall be
consistent 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 ) The city or county has officially adopted such a
plan , and
" (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 .
countys as the case may be, may bring an action in the
" ( b) Any resident or property owner within a city or a
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 I of Part 3 of the Code of Civil Procedure .
Any action or proceedings taken pursuant to the pro-
visions of this subsection must be taken within six
months of January 1 , 1974, or 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 .
2
(c ) in the event that a zoning ordinance becomes in-
consistent with a general plan by reason of amendment
to such a plan , or to any element of such a plan , 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 flexi -
bility of 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 basi-s 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
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 thbn 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
3
Urle Element does not propose that these "nonconforming" uses be
phdsed 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 ap-
propriate 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 .
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 archi -
tectural design standards and criteria is the Marine Avenue commer-
cial 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 objec-
tives 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 .
4
CorLain areas have been designated for open space with alterna-
tive 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 , clubhouses , and recrea-
tional 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 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 park-
ing 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- DEN SITY RESIDENTIAL :
Included in this sub-category are separate residences ,
as well as attached residences constructed on individual
5
lots with varying den,sities 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 dwell -
ing units are constructed on one lot, either attached
or separate .
MULTI-FAMILY RESIDENTIAL :
This sub-category includes residences where three or
more dwelling units are constructed on one lot. Also
included are "row houses" where the density exceeds ten
dwelling units per buildable acre .
Note : "Building 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 dedi -
cated 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 .
6
Commerci a I
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 commercial ly-desi gnated 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 pro-
vides 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 shop-'
ping" and contiguity of mutually-supportive businessd s ,
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 appropri'ate ,
a mixture of Retail and Service Commercial and "office"
(Administrative , Professional and Financial ) is indicated
on the Land Use Plan .
7
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 bayj whereas office
buildings generally do not. ) Where inconsistencies be-
tween 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 Com-
mercial District .
Industrial
Areas designated industrial are to be predominantly used for re-
search , development, or manufacture of products ; however, certain
8
nonindustrial uses , such as professional services , warehouses ,
f ire 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 whole- .
sale 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 -Pu blic 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 yihich are
open to use by the general public ; however, certain non-public and
non-open space facilities , such as country clubs ; may be appropri -
ate . ( 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 priva tel y,
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
9
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 pur-
cha,se the land or an open space easement over the land.
GOVERNMENTAL , EDUCATIONAL, AND INSTITUTIONAL FACILITIES :
This sub-category includes the City Hallo the City Yard,
fire stations , libraries , reservoirs , utility S�ub-
stations , schools , etc .
RECREATIONAL AND ENVIRONMENTAL OPEN SPACE:
This sub-category includes major parks , wildlife refuges ,
golf 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 objec-
tives of the General Plan .
LAND USE SUMMARY
The following chart illustrates the comparison between the existing,
- 10
Irend-Growth " projected, and proposed ultimate land use compo-
sition of the Newport Beach planning area . The "Trend-Growth "
projected land use is based on a study conducted in 1973 by the
Cityls economic 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 com-
mercial 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 . By the use of ten-year revenue and expenditure projections
and by managing needed capital improvements , the City shall assure
a favorable budget posture .
Tre n d-G row th Proposed (Based
January 1 , 1973 Projected on Land Use Plan )
Percent Percent
Acres of Total Acres of Total Acre ; of T tal
Residential 4 , 174 51% 5 ,090 64% 5 ,224 65%
Commercial 617 7% 1 � 336 17% 1 ,440 18%
Industrial 315 4% 648 8% 508 6%
Public and
Institutional 585 7% 849 11 % 873 11%
Vacant 2 ,538 31 % --- --- --- ---
Total 2 1 8 , 229 100% 1 71923 31 100% 1 8.04 54 100%
Gross acres , including net area plus interior streets and one-
half of the perimeter streets , does not include public water-
ways or beaches .
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.
12
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 includ-
ing all of the land within the current City boundaries west of
19th Street, the bay, and Newport Boulevard north of Coast High-
way , including the two unincorporated "island" areas north of the
Coast Highway . Any development within this area should be develop-
ed in accordance. with any future flood plain stan.dards .
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 in-
vestigation of economic and physical feasi -
bility 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
13
recreational facilities . In addition , a
public riding and hiking trail and parking
area is proposed as part of the County-
wide Santa Ana Gree,nbelt 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 con-
sidered . The property owners and the City
should cooperate in the preparation of a plan
for approval by the City at the ti me 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 obvi,ously 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
14
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 , 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 pre-
served as open s,pace , 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 .
Cannery Village and McFadden Square :
The "Cannery Village " industrial , marine ser-
vice , and specialty shop area and the "McFadden
Square " area has been designated as a mixture
of "Recreational and Marine Commercial " and in-
dustrial land use . This area shall be preserved
15
and enhanced by : ( 1 ) prohibiting the en-
croachment 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 wnique 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 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 usess 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
16
proportion of land area devoted to exist-
ing 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 sub-
stantial 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 proposed .
BALBOA PENINSULA AREA
For planning purposes , the Balboa Peninsula area includes all of
the Peninsula east of 19th Street.
17
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 com-
mercial uses be preserved by : 1 ) rezoning
certain blocks and portions of blocks on
the fringe o-f the commercial district to
residential , as discussed in the "Residential
Growth Element; " 2) prohibiting the encroach-
ment of residential uses (and separate office
building uses ) into the remaining commercial
11corell area ( to maintain continuity of shop-
ping, 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.
Commerc-ial 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 bot� the visitor and nearby
residents .
- 18
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 Ba lboa Boulevard near Island Avenue.:
The property on the northerly side of Balboa
Boulevard west of Island Avenue , currently
zoned and developed f'or 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 residentia I district will be
considered.
BALBOA ISLAND AND PROMONTORY BAY AREA
For - planwing 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
Dri ve .
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 .
19
The only major land use changes proposed, other than the "build-
ing-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 south-
east 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. 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 de,velopment plans will be required .
If necessary , the property will be rezoned to
accomplish the above .
20
CORONA DEL MAR AREA
The only major proposal for the Corona del Mar area (which i,ncludes
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 appro-
priate 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, " there are only two major land uses 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) .
21
It is proposed that a "Specific Area Plan"
be developed for this area and that the City
encourage redevelopment of most of the exist-
ing uses to retail $ service , administrative and
professional uses , possibly related to Hoag
Hospital , such as : Medical and professional
offices , and medical technician/nursihg schools ,
with allowance for convalescent homes and nurses '
quarters . Residential uses shall be permitted
in conjunction with primary commercial or
office usess subject to all other applicable
development regulations .
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
Spec.ific 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.
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
22
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 i.n the City on
the west side of the Upper Bay , north of Coast Highway,, and the
unincorporated "Santa Ana H eights " 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 :
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 . ) , with residential
development up to 100 DU' s allowed as an
alternate use on approximately twenty acres
of the site . No change to the existing
church site is contemplated . The design of
proposed development shall make provision for
public access consistent with Coastal Act
policies and ordinances of the City . The EIR
fo' r any proposed development shall examine
alternative land uses and clearly set forth
impacts of those uses and possible mitigation
measures to relieve adverse impacts .
23
The northerly portion of this site is intended
for residential use -- 225 DU' s maximum -- as
discussed in the Residential Growth Element.
Vacant Site Nor thwest of Upper Bay (Westbay_) :
It is proposed that this entire site be preserved
as open space related to the "Upper Bay Wildlife
Reserve" ; however� provision is made for alter-
native development in case the preservation of
this site as open space proves infeasible.
Alternative development shall include residential
uses in accordance with a P-C ,Develo-pment Plan
to be approved by the City -- 348 DU ' s maximum
as discussed in the Residential Growth Element.
Vacant Parcel near Y .M. C.A. :
The 4 . 5 acre parcel on University Drive east of
the Y .M. C .A. may be developed for office use
or multi -family residential use with 67 DU' s
maximum.
Santa Ana Heights :
I�t 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 .
- 24
UPPER NEWPORT BAY AREA
IL 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-
i. ntensi.ty residential development or a recreatiomal -commercial
development of an open space nature . Because of the unique environ-
mental 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
w * th
i 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.
25
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 shown as open space
as part of the "Upper Bay Wildlife Refuge, "
with provision for alternate residential
use if preservation as open space proves
infeasible . A maximum of 42 DU' s would be
permitted.
"Mouth " of Big Canyon :
This area is shown as open space as part of
the "Upper Bay Wildlife Refuge ,P with pro-
vision for alternate residential 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 Growth Element, " with a small
southerly portion used for recreational com-
mercial 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. A maximum of 440 DU ' s is permitted.
- 26 -
Bayview Land,ing Site :
This site , northwest of Jamboree Road and
Coast Highway , is designated for recreational
commercial uses with an alternate residential
use of 85 DU ' s maximum permitted. The design
of proposed development shall make provisions
for public access consistent with Coastal Act
policies and ordinances 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 .
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 Vi llage Mobilehome Park and Boat Launching Area :
This area has been designated as "recreational
and marine commercial " with the intent of
27
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.
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 Bristol Street.
The designations on the Land Use Plan represent the existing Aero-
nutronic- 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 . )
In view of the potential adverse traffic impacts which may result
from development in the areas adjacent to the Aeronutronic-Ford
28
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.
In accordance with General Plan Amendment No . 31 (adopted by the
City Council February 9 , 1976 ) residential development may be ap-
proved 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 devel -
opment plans for City approval .
BIG CANYON AREA
No change is proposed to the basic land use pattern approved with
the "Big Canyon " Planned Community District other than the resi -
dential density proposals in the " Residential Growth Element. "
Future allowable development includes 260 DU ' s maximum, with
160 DU ' s allocated to Area 10 of the P-C plan , and 100 -DU ' s to
be allocated elsewhere subject to approval by the City .
NEWPORT CENTER AREA
The Newport Center area includes all lan d bounded by Coast Highway ,
Jamboree Road , San Joaquin Hills Road , and MacArthur Boulevard.
29
The major land use proposals for this area , other than residential
uses which are covered in the "Residential Growth Element, " are
as follows : I I
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 pro-
posed that a detailed examination be made to
determi-ne the additional floor area of future
office buildings that can be accommodated
while assuring adequate traffic capacity of
adjacent streets . (This will require de-
tailed study and the development of a "floor
area ratio" ordinance , as previously dis-
cussed . )
Office development on the property on the
north side of Coast Highway just east of Jam-
boree Road shall be limited to a total floor
area of from 153, 300 square feet up to a
maximum of 191 *600 square feet, with the
objective of developing an adequate trans-
portation system, taking into consideration
the widening of Coast Highway, internal
circulation and design of access points to
minimize adverse traffic impacts . Any
30
additional floor area , above the 153, �OO
square feet base , shall be permitted only
upon a showing by the developer that special
measures are incorporated into the development
which will minimize any additional traffic
impact resulting from the additional floor
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 uses as :
Restaurants , 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 police facility.
Total development in Newport Center shall not exceed the following
limits 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
31
Changes to the types and location of uses may be made provided
that an analysis of both location and intens,ity demonstrates that
the traffic system is not adversely affected and that traffic
generation as it affects the major intersections during critical
peak periods does not exceed the capacities provided in the ap-
proved street development plan .
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 .
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 Hi.11 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 Resi,dential
Growth Element . In connection with the preparation
32
of specific development plans , an Environ-
mental 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 develop-
ment on traffic , public service and support
systems .
Fifth Avenue Parcels and Buck Gully :
It is proposed that "Buck Gully" and the vacant
area between Fifth Avenue and Sandcastle Drive ,
east of Marguerite Avenue , be preserved as
open sp�ce 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, a,s discussed in the Residential
Growth Element, is indicated .
Freeway Reservation East:
Residential development of the vacant land east
of MacArthur Boulevard and south of Ford Road
( Freeway Reservation East) shall be limited
to 100 DU ' s maximum.
Baywood xpansion :
Expansion of the Baywood Apartments on that
parcel northeast of MacArthur Boulevard and
San Joaquin Hills Road shall be limited to
140 DU' s maximum additional .
33
AMENDMENTS
Listed below are the official amendments to the Land .Use Elemen , as
adopted by the City Council .
General Plan Date of
Amendment City Council
Number Adoption Amendment
6 July 22, 1974 Amend the Land Use Plan (map)
Resolution No . 8316 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)
Resolution No . 8317 to change the designation of
the property at the southeast
corner of Jamboree Road and
Santa Barbara Drive from
Ii 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
Resolution No . 8399 the future Corona del Mar Fro WAY ,
between Jamboree Road and
MacArthur Boulevard* on the L:nd
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 ch'ange
the land use designation from
Resolution No. 8400 "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.
is Dec. 9, 1974 Amend the Land Use Element for
the property south of Farallon
Resolution No. 8401 , Drive and its extension to
34 -
r neral Ilan Date of
A;eendme nt City Council
Number Adoption Amendment
MacArthur Boulevard in Newport
Center , extending the "Recrea-
tional and Marine Commercial "
designation , conjunction
with "Administrative , Professional
and Financial Commercial " (as
currently designated) , northerly
to Farallon Drive and its
extension to MacArthur Boulevard .
14 Jan. 13, 1975 Amend the Land Use Plan (map)
to revise the open space
Resolution No . 8418 designations in �he 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 Land Use Plan (map)
to change land use designation
Resolution No . 8457 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
Resolution No . 8483 designation to the "Old
Newport Boulevard" area (incl4ding
all commercially-zoned property
fronting on Old Newport Boulevard
and the R-2 zoned property
north of the Arches ) .
18 July 28, 1975 Amend the Land Use Plan (map)
to designate the fifty-ocre
Resolution No . 8557 site north of Pacific View Memorial
Park as "Low-Oensity Residential " .
20 July 28, 1975 Amend the Land Use Plan (map ) to
change the land use designation for
Resolution No . 8558 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 the Land Use Element text
to create a Medium-Density
Resolution No . 8630 Residential " category to include
- 35
Lieneral Pldn Date of
Amendment City Council
Number Adoption Amendment
developments 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, 1976 1 . Amend the Land Use Element
text in reference to the Upper Bay
Resolution No . 8632 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 thu Land Use Plan (map)
36 to change the designation from
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
Resolution No . 867 "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
Resolution No . 8694 undeveloped portion of the
Aeronutronic-Ford site to include
"General Industry" , "Administrative,
Professional and Financial
Commercial " and "Residential " 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 adjacent to the Aero-
nutronic-Ford facility , the
P-C District development
application will be re:uired to
incorporate a developm nt' 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
37
�eneral 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
Resolution No . 8722 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 (map)
to change the designation of a
Resolution No . 8722 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 "Administra-tive,
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
Resolution No.8849 the property at the southeast
corner of Bayside Drive and
Marine Avenue to allow a mixture
of "Administrativet Professional
and Financial Commercial " , hRecrea-
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 assisre that a view
triangle , with its apex at the
intersection of Marine Avenue
and Bayside Drive , is maintained
38
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
Resolution No . 8938 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 " .
76-3-8 November 22, 1976 An amendment to the Land Use
Element to revise the open space
Resolution No . 8938 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
Resolution No . 8938 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
Resolution No . 8938 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
Resolution No . 8938 Element text adding a discussion bf
the possibility of residential
development on the undeveloped
39 - portion of the Aeronutronic -
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 . "
16-3-G November 22, 1976 An amendment to the Land Use
Resolution No . 8938 Element text adding a section on
zoning and general plan consistency.
76-3-H November 22, 1976 An amendment to the Land Use
Resolution No . 8938 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.
76-3-1 November 22, 1976 An amendment to the Land Use
Resolution No . 8938 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
Resolution No . 8938 Element designating state-owned
property, adjacent to West Coast
Highway between the Santa Ana River
and Newport Bvulevard , for the
preparation of a Specific Area Plan .
40
Date of
General Plan
mendment City Council
umber Adoption Amendment
76- 3- K November 22, 1976 An amendment to the Land Use
Resolution No . 8938 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
Resolution No . 9035 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
Resolution No. 9035 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
Resolution No . 9035 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
Resolution No. 9192 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
41
6V IIV T'd I Plan Date of
Amendment City Council
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 Environmentl
Impact Report shall be prepared
which addresses in part the issue
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
Resolution No . 9231 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 '
a�d s a�, area required to btl
agailc2alid to the City for park
ur oses an any per meter open
space ; further. buildable acrea..
shall not include an ea to be
y area to be
used tor sti
78-1 -B August 14, 1978 An amendment to the Land Use Ele-
Resolution No. 941 , ment to designate a 2 . 3 acre par- ,
cel adjacent to the Newport Ter-
race development for Medium-
Residential . (Subject to annexa-
tion to the City of Newport BeaO
from the City of Costa Mesa. )
78-1 -C August 14 , 1978 An amendment to the Land Use
Resolution No . 9411 Element to prohibit residentia .
subdivisions in the Cliffhaven
area which would result in lot
smaller than the average or
typical lot in the vicinity .
42
I Plan Date of
Ame n dine n t City Council
Number Adoption Amendment
78-2 December 20,
1978 1 . An amendment to the Land Use Element for
Resolution Newport Center to provide that total devel -
No . 9485 opment shall not exceed the following lim-
its for each total category of development.
I
fla Office/Medical 3 ,750,000 sq .ft.
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 s'hall 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 ,
43
I DdLe of Ci Ly
,'.n(.-ndiswn t Counci 1
Nuinher Adoption Amendment
3. An amendment to the Land Use Element forl
the Bayview Landinj site (Coast Highway ar '
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 sha'
make provisions for public access consis
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 posstblt
mitigation measures to relieve adverse
impacts ."
4 . An amendment to the Land Use El-ament
for the Weat�ay aite to reduce allowable
dwelling u nit, 45 426 to 348 .
5. An amendment to the Land Use Element
for the NnI2 Mr Nutt site to reduce
allowablTdw elTiFg unit s from 704 to 440.
6 . An amendment to the Land Use Element
for 2h2y R2a2rvation East (east of
MacAErnth2 ur, juth of Ford Road) to -limit
the maximum number of dwelling units to
100.
7 . An amendment to the Land Use Element
for the CaltrAn s t parcel (north of
Coast Highw 5T, Ms2ts6f 5uperior) to changel
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 Propositiop 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 .
44
Plan Date of
A me n d me n t City Council Amendment
14 u mb e r Adoption 9 . An amendment to the Land Use Element
for Big C nyon (Area 1_L 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 Baywo d E an2 io it the
2 0?9� I its to be
maximum number d 1-inngtounlim
added to the existing Baywood development
to 140 DU ' s .
78- �-A December 20, 1978 An amendment to the Land Use Element to
change the designation of the 4 .5 acre
Resolution No . parcel on University Drive east of Irvine
9476 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
Resolution� No . Residential as alternate uses to Adivinis-
9476 trative Professional and Financial Com-
mercial within the Old Newport - Blvd .
Specific Area Plan District. The follow-
ing wording 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 . "
45
UVIV
Amend the Land Use Plan (map)
General Plan Amendment No . 6 to change the designation of
the "Fun Zone" site (at the
t Adopted July 22 , 1974 intersection of Palm Street and
Bay Avenue on the Balboa Peninsula)
Resolution No . 8316 from "Multi -Family Residential "
t to "Retail and Service Commercial " ..
as
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General Pla n Amendment No . 8 jo4oViAl A1114S
Adopted July 22 , 1974
Resolution No . 8317
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 Environmental Open Space" to "Ad-
ministrative, Professionaf, and Fi -
nancial Commercial " .
General Plan Amendment No . 11
Adopted December 9, 1974
Resolution No. 8399
C I I 'na�tion of the ciry
hange the desig MAW
property on the north side of
the future Corona del Mar Freeway,
MacArthur Boulevard, an the Land
between Jamboree Road and
Use Plan to indicate that either
. 0 Retail and Service Commercial "
or "Administrative & Professional . ' C
and Financial Commercial " or a
mixture of the two, is an
acceptable use. Pw tie 010, V 44
,7�il
General Plan Amendment No . 12 6, 4
Adopted December 9, 1974
Resolution No . 8400
Amend the Land Use Plan to change leg.
ation from
the land use design
"Multi-Family Residential " to
a designation which would provide 7N
for "Administrative* Professional
and Financial Commercial " use as
an alternate use in the area on
the northeast side of Lido Park
Al
Drive between 28th Street and /A��,
Lafayette Avenue. 41,
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General Plan Amendment No . 15 Amend the Land Use Element for the
property south of Farallon Drive and its
Adopted December 9, 1974 extension to MacArthur Boulevard in
Newport Center , extending the " Recre-
ational and Marine Commercial " desig-
Resolution No . 8401 nation in conjunction with " Adminis-
trative , Professional and Financial
Commercial " (as currently designated)
northerly to Farallon Drive and its
extension to MacArthur Boulevard.
VIII
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General Plan Amendment No' . 14 * Amend the* Lan� Use Plan (iap)
to revise the open �pace
Adopted January 13, 1975 designations in the Harbor View'
Hills area by deleting the
Resolution No. 8418 open space "paseoll adjacent
to the San Joaquin Reservoir
and by reducing the extent of
the open space designation on
the southerly side of Spyglass
Hills Road.
General Plan Amendment No . 19
Adopted March , 24, 1975 e . sip
Resolution No . 8457
4 11 t
Amend t1he Land Use Plan (map )
to change land use designation
of lot at 809 East $a Avenue
y
(in Central Balboa) from
"Retail and Service Commercial "
to "Two-Family Residential " .
ro V
General Plan Amendment No . 22
.,p4z,;
Adopted May 12 , 1975
Resolution No . 8483
N
Amend the Land Use Plan (map)
114
to add a Specific Area Plan
designation to the "Old C_j r3
Newport Boulevard" area (including 4 r--j
all commercially-zoned Property AF0
fronting on old Newport Boulevard LF
and the R-2 zoned property
north' of the Arches ) .
65 17Nj
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General Plan Amendment No . 18
Adopted July 28, 1975
Resolution NO . 8557
Amend the' Land Use Olan (map)
to designate the fifty-acre
site north of Pacific View Memorial
Park as "Low-Density Residential " .
1:�45
Ab
ra
General Plan Amendment No . 20
*Adopted July 28, 1975
Resolution No. 8558
'I't e
Amend the Land Use Plan (map)
t o
change the land use designation for
the property on the north side of C4 eAs
Coast Highway easterly of Jamboree
Road from "Low Density Resilontial "
to "Administrative . Professional ,
mrae rc i a I
and Financial Co, LO
General Plan Amendment No. 26 1 . Amend the Land Use Element text
to create a Medium-Density
Adopted November 10, 1975 Residential " category to include
developmenfs of more than four
Resolution No. 8630 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
maximum of
units per gross acre to a
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 .
ts,
General Plan' A'men'-d-men' t' No . 30 P f
Adopted November 10, 1975 V,.
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J4
Resol'ution No. 8632 14
Amend the Land' Uie Ei ment
text in reference to the Upper Bay
area on Page 20 with the addition 4
of the following to Paragraph 1 :
J >
"A major portion of the Upper
Bay recommended for public
acquisition was incorporated into
the Upper Newport Bay
Ecological I
N
Reserve as of April , 1975 . A N
management plan will be mr,-,
prepared by the State Department CrA
of Fish and Game with the
4"
cooperation of the City and
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County" . W�� -1; 3%v.
and the first sentence of Paragraph
3!
to read:
" If public acquisition -of the
remaining area designated as
open space does not occur
any development in this a
rea ' L
will be limited to low-intensity
residential development or a
re,creational -commercial
development of an open-space
nature . "
2." _#m' e'_R`2- f-ht: La�d _U
se
(�Ma
Pl'a�
tQ c�h a qg e the desi tion f ,
t A na rom
"Open Space w t erna
Resiidential Use's to "Recreationa
and 'Environmental Open Space" T itn
for thellmaker Island and the
two unnamed islands , the area
within the Ecological Reserve
adjacent to Jamboree Road ,, and -5, _J
the publicly-owned land easterly
of Irvine Avenue and 23rd Street,
General Plan Amendment No . 33
Adopted January 12, 1976
Resolution No . 8676
Amend the Land Use Plan (map)
to change the designation from
"Multi -Family Residential " to
"General Industry" for that
portion of the County Triangle 000C
north of the extension of Medical
Lan� (private) and westerly of
Placentia Avenue .
General Plan Amendment No . 31
A.4opted February 9. 1976
Resolution NO . 8649
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 an6Financial
Commercial " and "Residential " as
alternate uses .
2. Add wording to Page 22 of the +
Land Use Element as follows;
01n view of the potential adverse
traffic impacts which may
result from development in the
areas adjacent to the Aero-
-Ford facility, the
nutronic
P-C District development
application will be required* to environmental impact report which
incorporate a development phasing shall cover, in addition to
approach , and othe.r use , intensity, other requirements , a marketing
design and operational measures analysis , a cost/revenue analysis,
as required to assure that the an analysis of the relationship
traffic generated by the of the jobs in the area to the
development will not cause an living location of the employees ,
adverse impact. Any proposal and the effect on air traffic,
for development shall include an
95"
General Plan Amendment No . 76- 1-8
Adopted March 22 , 1976
Resolution NO . 8722
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 r NOATH
corner of Bristol Street and
Spruce Avenue) to a mixture of
"Administrative , Professional
and Financial Commercial " and
"Retail and Service Commercia-l " .
General Plan Amendment No . ' i6-1-C Amend the Land Use Plan (map)
to change the designation of o
Adopted March 22, 1976 portion of the industrially-
designated area of the Koll
tResolution No . 8722 Center Newport Planned Community
(at the intersection of JamboreL
Road and Birch Street) to a
mixture of "Administrative ,
Professional and Financial
Commercial " and "Retail and Service
Commercial " .
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General Plan Amendment No . 76-2-A
Adopted July 26 , 1976
Resolution No . 8849
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, Pnofessional
and Financial Commercial " . "Recrea.
tional and Environmental Open
Space" , and "Recreation and
Marine Commercial " .
2 . Add wording to Page 16 of the t a t EWT 6 is - 40 ' ded . The
Land Use Element text as follows : appearance of structures shall
"Any development of the property be compatible with , and not
at the southeast corner of offensive to , the surrounding
Marine Avenue and Bayside Drive area . In order to assure that
should assilre that a view -these objectives Will be
triangle , with its apex at the - reached, Planning Commi'ssion
intersection of Marine Avenue approval of the development plans
and Bayside Drive, is maintained will be required. If necessary ,
and that adequate public access the property will be rezoned
*to accomplish the above. "
General Plan Amendment No. 76-3-A
Adopted November 22 , 1976
Resolution No . 8938
An amendment to the Land Use
Element to change the designation
C,
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 " .
A.
General Plan Amendmen't No . 7'f)-'3-B An amendnent to the Land US(.
Element to revise the open space
Adopted NovLmber 22 , 1976 and paseo system in Harbor View
Hills for consistency with
Resolution No . 8938 adopted Planned Community
development plans ,
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General Han Amendment NO . 76- 3-C
Adopted November 22 , 1976
Resolution NO . 8938
An amendment to the Land Use
Element adjusting and clarifying
Specific Area Plan boundaries for
the Cannery' Village/McFadden Square
and Central Balboa Sifecific Area
Plans .
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Central Balboa
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Cannery Village/McFadden Square
General Plan Amendment'I NO . 76-3-E
Adopted November 22 , 1976
Resolution NO. 8938
An amendment to the Land Uie ",-,0qSP 0�,-
Element changing the designation
of existing commercial uses or, the T
south side of East Coast Highway COAS
easterly of Bayside Drive from 6pp
"Recreational and Marine Commercial "
to "Retail and Service Commercial " ,
to reflect existing unes .
General Plan Amendment No. 76-3-F
Adopted November 22, 1976
Resolution No. 8938
An amendnent to the Land Use
Element text adding a discus-Sion 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 Net.
Plan Amendment No. 31 (adopted
by the City Council February 9, 1
1976) residential development
may be approved by the Planning
Commission and city Council
as an alternate use for the
currently undevelo'ped 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 .
General Plan Amendment No. 76-3-G
Adopted November 22, 1976 An amendment to the Land Use
Element text adding a Section on
Resolution No. 8938 zoning and general Pl,an consistency,
159 :TI
General Plan Amendment No. 76-3-H
AdUpLed November 22, 1976
it
Resolution No. 8938 0
X
An amendment to the Land Use Iq
Element text adding a statement
to the effect that the property
near Island Avenue and Balboa
Bo'ulevard . currently zoned and Z ives r zwe�
de:veloped for commercial purposes
may remain in a commercial distri�t
until the commercial uses are
discontinued , at which time
rezoning to a residential district
will be considered.
h-11csr 4640W
General Plan Amendment No . 76-3-1
1-71
Adopted November 22 , 1976
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Resolution No . 8938 VIZ�:_
X-/:,7.
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.4
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 Resj -
dential " .
General Plan Amendment No. 76-3-1 An ame-ndment, to the Land tjt1c,
Elem�,nt de� iqnating ttilti..'...
Adopted Novermber 22 , 1976 Property . ad' jarpnt tr, up,;-
Highway betwe,.t!r, tht, Santo Ai,,. i� i v,
Resolution No . 8938 and Newport 5,,ulevard , for the
prepciration of a Specific Area i'lan .
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General Plan Amendment No. 76-3-K An amendrient to the Land Use
Element text revising the des-
Adopted November 22, 1976 cription of permitted uses in
areas designated "General
Resolution No. 8938 Industry" to permit separate
office Uses in certain areas .
Genera*i Pla'n Amendment No. 77- 14
Adopted March 28, 1977
Resolution
No . 9035
Changed designation of five lots
at 207-215 19th Street on the
from "Two-
Balboa Peninsula
Family Resident'ial " to "Multi-
Family Residential
General Plan Amendment No . 77- 1-D
n
Adopted March 28, 1977
r
Resolution No . 9035
Expanded boundaries of the
Corona del Mar Specific Area
Plan to include residential areas X HIM,
north and south of Coast Highway..
LO
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17 r 1
General Plan Amendment No. 77-1-F
IT
Adopted March 28, 1977
Resolution No. 9035
.4
Changed designation of four C,
43.4
I C�
lots at the southeast corner of
Dahlia and Fifth Avenues In Corona Z. N
%
del Mar from "Two-Family
Residential " to "Retail and
Service Commercial " and "Admin-
istrative , Professional and
Financial Commercfal " .
General Plan Amendment No. 77-2-D
Adopted September 19, 1977 r
Resolution No. 9192
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
9
Institutional Facilities""
designation and indicating a
combination of "Redreational
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
combination of neighborhood
park , open space , and residential
e . It is anticipated that
approximately 9 acres of this
us
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 Environment
Impact Report shall be prepared
which addresses in part the issue
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 . "
General Plan Amendment No. 77-3-C An amendmen t to the Land Use
Element to revise the definition
Adopted December 12, 1977 of "bu i I dable a( recige" as fol lows
Resolution No. 9231 Buildable acreage includes the
entfie site , less areas with a
slope greater than two to on.e,
and less any area required to
B—Tledicated to the City for
pa:rk pur n space ; further,
21?r 0
buiME25 acrevqe shall not
T—ncT—ude a y ar2l t2 be used
TO—r streNt p U�p6ss .
General Plan Amendment No . 78- 1-B
Adopted August 14 , 1978
Resolution No . 9411
An amendment to the Land Use Ele-
ment to designate a 2. 3 acre par- m L=wev-r
cel adjacent to the Newport Ter-
race development for Medium-Den-
sity Residential . (Subject to A
A
annexation to the City of New-
port Beach from the City of ........
Costa Mesa . )
S7
General Plan Amendment No. 78-1-C U
Adopted August 14, 1978
Resolution No. 9411 N
An amendment to the Land Use cf:
Element to prohibit residential Lir
subdivisions in the Cliffhaven
area which would result in lots
smaller than the average or
typical lot in the vicinity. 4 WY
D
ALI
ounurdl PIdn Amendment No. 78-2
Adopted December 20, 1978
Resolution No. 9485
1 . An amendment tb'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.
%U
UJ
fl 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 rALIP11.
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 t,
approximately five acres of the site adja-
cent to Dover and Coast Highway. The fol - residential
lowing wording is added to the text:
"The design of proposed development shall
make provision for public access consist- commercial
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 clear* set forth
impacts of those uses and possAble mitiga-
tion measures to relieve adverse impacts . " V
2. (a) An amendment to the Land Use
Element reducing allowable development
on the 40 acre Castawa s Residential
site from 320 uTI7_t_s to 225 units .
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 Resi -
dential -- 85 DU ' s maximum -- or a com-
bination of Medium Density Residential
and Recreational and Marine Commer6ial .
The following wording is added to the
text:
"The design of proposed development
shall make provisions for public
access consistent with Coastal Act
policies and ordinances of the City.
The EIR for any proposed develop-
ment shall examine alternate land
uses and clearly set forth Impacts
of those uses and possible miti -
gation measures to relieve ad-
verse impacts ." LINIV R
upirm 1
4. An amendment to the Land Use Element PAY
for the WestbaY Site to reduce allow-
able dwelling units from 426 to 348 .
Sr
5 . An amendment to the Land Use Element
for the Newporter North site to reduce
allowable dwelling units from /U4 to
440 .
XWY
glossal
Iwo
6 . An amendment to the Land Use Element
for Fr y Rt
jua2rgvation Ea st east of
th
MacArthur, f Ford Koad� 1to limit
-elling units to
the maximum number of dw
Via
100 .
Ilk,
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 Residential to Recreational and
Environmental Open Space , with the
intent that this parcel be acquired for
public open space in accordance with P 44'�
State Proposition No . 3, adopted November 7,,
7, 1978. ,
8 . An amendment to the Land Use Element
for the Eastbluff Remnant to reduce
allowable dwelling units from 84 to 42 . 049
Newrairr
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1410 IL
gal
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9 . An amendment to the Land Use Element O&V i
for Bi Canyon (Area IAJ to reduce 4
4V,W
allowable dwelling units from 338 to 260 , Kq Ro"
W 41
with 160 DU ' s allocated to Area 10, and
100 DU ' s to be allocated elsewhere. 22 .
is Z
10 . An amendment to the Land Use Element
for the Baywood Expansion to limit the
maximum number of-dw—elling units to be g.-
added to the existing Baywood development
to 140 DU' s .
General Plan Amendment No.78-3-A
Adopted December 20, 1978
Resolution No. 9476
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.0 A. site) tn allo-11
Administrative Profes;ional and Financial
Commercial as an alternate to Multipjp-
Family Residential 67 DU' ss maximum.
General Plan Amendment No. 78-3-C
'__Ndopted December 20, 1978
OR
Resolution No. 9476 Wr
An amendment to the Land Use Element to J2W
allow Retail and Service Commercial and Ft
Residential as alternate uses to Adminis-
trative Professional and Financial Com- In
mercial within the Old Newport Blvd .
Z,J
Specific Area Plan District. The *fo' llow-
ing wording is added to the text:
"Residential uses shall be permitte�d in
conjunction with primary 'commer�ial or
office uses . subject to all other 190
applicable development regulations . "
66
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General Plan Amendment 79-1
Adopted December 10* 1979
Resolution No. 9689
Site I - Koll Center
An amendment to the Land Use Element limit-
ing the total remaining allowable develop-
ment (as of 9/l/79) in Koll Center as YJ
follows:
Koll/Aetna 106,425 sq. ft.*
Irvine Company 232,830 sq. ft.
Akulian/White/Hulihan's 38,700 sq,ft. ox
Rockwell 20,654 sq. ft.
Courthouse 25$625 sq..ft.
Ten Eyck/Wells -0-
Cal Canadian Bank -0- Mae
424,234 sq ft
*The provision for a hotel , subject to a
use permit, was eliminated.
Site 2 - Jamboree/MacArthur
An amendment to the Land Use Element dhang-
ing the designation to "Governmental , Edu- MOM Or,
cational and Institutional Facilities" for
Public Works reserve with allowable use as
a freeway loop ramp and/or a "Park and Ride"
facility. The site would have 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.
Site 3 - San Diego Creek
An amendment to the Land Use Element chang- or
ing the designation to "Governmental , Edu-
cational and Institutional Facilities" for
Public Works reserve with an allowable use
of a "Park and Ride" facility on the north-
erly 12 acres and a desilting basin on the
southerly 47 acres. The northerly 12 acres
would have a secondary alternate land use
of "Retail and Service Commercial ," not to
exceed 52,727 sq. ft. The southerly 47
acres would have a secondary alternate land
use of "General Industryt" not to exceed
204,732 sq. ft.
1 . 70
Site 4 - North Ford
Amend the Land Use and Residential Growth
Element to change the designation to allow
local "Retail and Service Commercial" uses not
to exceed 28,500 sq. ft. ; "General Industry"
uses on ± 26 acres, not to exceed 295,000 sq.ft. ;
and "Medium Density Residential" uses on the
remaining 1* 20 acres, not to exceed 120
dwelling units. Fog*
The residential portion of the project shall
be constructed prior to or concurrently with 141
the' commercial andAndustHal uses..
Ic
Site 5 - Aeronutronic Ford
r
Amend the Land Use and Residential Growth Ele-
ments to limit additional development to
368,600 sq. ft. of Office and Industrial and
300 residential dwelling units. C
d:
le
Ito.
71 Site 6 - Newport Center is
. .. . . . ...._.
Amend the Land Use and Residential Growth
Elements limiting the remaining allowable
development as follows:
Office 412,860 sq.ft.
Commercial/Retail 87,000 sq.ft.
Theater 29000 Seats(299750 sq.ft.)
Civic/Cultural 10,000 sq.ft.
Residential 505 du's
4AN
POVIR PM,
Site 7 - Bayview Landing
Amend the Land Use, Residential Growths and
Open Space Elements to designate the site
"Recreation and Environmental Open Space"
for public recreation uses with a view park
and bike path on upper portion and R-V
camping on lower portion or similar recrea- LINION
tional uses of no greater intensity. As an P
alternate use, 4 du's per buildable acre
with all buildings to be located on the
lower portion of the site to preserve
existing public use.
pral
Site 8 - Castaways
Amend the Land Use and Residential Growth
Elements to designate sixty acres for "Low Sr Nrwporr
Density Residential" at 4 du's per buildable t5AY
acre, and five acres for "Recreation and Marine
Commercial" uses. There shall be no hotels
or motels permitted.
COA6r
7.)-
Site 9 - WestbaY
I- Amend the Land Use and Residential Growth
Elements to designate "Low Density
Residential" uses at 4 du's per buildable
I— acre with 75% of the allowable units
to be transferred to Newport Center.
&^Y
Site 10 Eastbluff Remnant
Amend the Land Use Element to designate for
"Low Density Residential" uses at 4 du' s
Newromr
per buildable acre to be transferred to OAY
Newport Center.
Site 11 - Newporter North
I—Amend the Land Use and Residential Growth 15
Elements to designate for "Low Density Resi-
dential" uses at 4 du's per buildable acre
--with 25% of the allowable units transferable
to either Newport Center or North Ford at the
option of the property owner. The structures
Ishall be clustered to accommodate archaeo-
- logical sites and marsh sites.
HWY
73 4
Site 12 - Big Canyon (Area 10
Amend the Land Use and Residential Growth
Elements to designate for "Medium Density
YO
Vag
Im W
Residential" uses, ,with a maximum of 80 IM
dwelling units permitted.
A
4
,4 AZVVVOF.'r
Ct A-V
4:
Site 13 - Baywood Expansion
Amend the Land Use and Residential Growth
Elements to designate for "Medium Density
Residential" uses at 10 duls per buildable
acre, with a maximum of 68 dwelling units.
Site 14 - Fifth Avenue Parcels
Amend the Land Use and Residential Growth
Elements to designate for "Low Density
Residential" uses at four dwelling units
per buildable acre.
Site 15 - Beeco Property
- Amend the Land Use and Residential Growth-
Elements to designate for "Low Density
Residential" uses at four dwelling units
per buildable acre.
�4
Site 16 Mouth of Big C nyon
Amend the Land Use, Residential Growth, and
Open Space Elements to designate for "Recrea-
tion and Environmental Open Space" uses.
This effectively deletes the "Low Density
Residential" alternate shown on the Land Use
Plan.
*76'
Lo�atiun of Structures
Policy language will be added to the Land Use
Element of the General Plan stating that in
the discretionary review of projects, no
structures shall be built in the following
sensitive areas, as determined by the Planning
Commission or City Council :
1 . Environmentally-sensitive habitat areas
2. Coastal bluffs
3. Bluff-top setback areas
4. Riparian areas
5 Geologic hazard areas
6: Residential development areas impacted by
noise levels of 65 CNEL or greater.
General Plan Amendment 80-1
Adopted March 24, 1980 P lieu
Resolution No. 9746 r. B
A - Chevron Service Station
An amendment to the Land Us and Residential
Growth Element to change the designation on
*0.2 acres northwesterly of the intersection of
Coast Highway and Dahlia Avenue in Corona del
Mar, from "Low Density Residential" to Retail
and Service Commercial" uses.
Z40 r
B - FrevanAserheation-East
Tn—am e n t5 F Land Use and Residential 4
Growth Elements to change the designation on 4
±25 acres easterly of MacArthur Boulevard
adjacent to Harbor View Hills from "Medium
Density Residential" with a maximum of 100
dwelling units to "Low Density Residential"
with a maximum of four dwelling units per
buildable acre.
L
76
C - Buildable Acreage
An amendment to the Land Use and Residential
Growth Elements of the General Plan, adding
policy language stating that at the time the
Planning Commission and/or City Council reviews
a Planned Community Development Plan, Tenta-
tive 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 com-
mercial development to be allowed on a site
as follows: Flood plain areas.
0 - Location of Structures
An amendment to the Land Use and Residential
Growth Elements adding to the list of areas
where no structures shall be built, as
follows:
1 . Flood plain areas;
2. Natural slope areas greater than two
to one (2:1 ) and greater than 25 feet
high.
E - Master PILn 2f.Bie a�s
to tW -E bL _,.
An amen e We re tion and Open Space
Element of the General Plan changing the Master
Plan of Bikeways as follows:
I . Add a backbone bikeway on the west-
erly side of MacArthur Boulevard;
2. Add secondary bikeways at:
a. Bison Avenue from Jamboree Rd.
to MacArthur Boulevard;
b. Santa Barbara Drive from
Jamboree Road to Newport Center
Drive West;
c. San Miguel Drive from MacArthur
Boulevard to San Joaquin Hills
Drive;
d. Versailles Blufftop Bikeway from
Superior Avenue to Coast Highway
at Newport Boulevard; and
e. Placentia Avenue from Superior
Avenue to northerly City bound-
ary near 16th Street. A connect-
ing trail should be shown in Costa
Mesa.
AMENDMENT
Lisled, below are the official amendments to the Land Use Element ,
as, adopted by the City Council . These amendments are not reffected
I
in the text or maps contai-ned 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
Commerci al 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 i 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
General Plan Date of
Amendment City Council
Number Adoption Amendment
MacArthur Boulevard in Newport
Center , extending the "Recreational
and Marina Commerctal " designation ,
in conjunction with "Administrative ,
Professional and Financial Com-
mercial " (as currently designated ) ,
northerly to Farallon Drive and
its extension to MacArthur Boulevard .
LAND USE ELEMENT
OF THE CITY OF NEWPORT BEACH GENERAL PLAN
ADOPTED AND RECOMMENDED FOR APPROVAL
BY THE PLANNING COMMISSION
MARCH 29 , 1973
ADOPTED BY THE CITY COUNCIL
MAY 29 , 1973
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
WHERE.AS , said Land Use Element sets forth objectives
and supportinq policies wh ich 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 h-as 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 .
ATTEST : M—ayor
CERETJ�FW�SAV:jZ, r) "I ICT CG?Y
CITY CLERK OF (H�C11K,- N�V.7
�Jl BEACH
City 'Clerk
DATE SEP 1147"
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 conside'r 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 : Beckl ey, GI ass , Hazewi nkel ,
Heather, Martin , Rosener
NOES : None
ABSENT: Agee
Th—airman G o�d o-�/l a s S
,��ecmVary Jacqueline E. Heather
TABLE OF CONTENTS
INTRODUCTION-------------------------------------Page ( i )
GENERAL DESCRIPTION OF THE LAND USE PLAN
Overall City Form----------------------------Page I
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---------------------------7-------Page 16
Corona del Mar Area--------------- Pa,ge 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----------------7------------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 o,f all Iands within
the Newport Beach planning area , including both private and public
projects . Although streets and highways are te,chnically a use
of land , they are not included since the stre et system is the
subject of the Circulation Element . I The Land Use Element include,s
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 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 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 geograph,ical 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
11village" 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 "vill age" area ;
6) controlling the density of residential uses (as dis-
cussed in the " Residenti-al Growth Element" ) ; and
7) controlling the intensity of commercial uses (as dis-
cussed below) .
The City shall encourage the formation of independent municipal
advisory g'roups within each of the villages that go to make up
the City and the City wi 11 cooperate with such vi 1 l age represen-
tatives for the improvement, of the environment and physical facili -
ties 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 exi9ting 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
-2-
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 theVarine
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
resi den ces in permanently constructed resi denti a I bu-i I din gs ; 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 .
-3-
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 specificaTly 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 l,ots
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 .
TWO- FAMILY RESIDENTIAL :
This sub-category includes residence whe-re two dwelling
units are constructed on one lot , either' attached or separate.
MULTI-FAMILY RESIDENTIAL :
This sub-category includes residences where three or more
-4-
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 c-on-
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
11continuity 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
mixture of Retail and Service Commercial and "office"
(Administrative , Professional and Financial ) is indicated
on the Land Use Plan .
ADMINISTRATIVE , PROFESSIONAL , AND FFNANCIAL :
Included in this category are offices (either ancillary or
separate) 5 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 a.nd 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
11corporate 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. )
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 .
-6-
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 appropri,ate .
( 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
SDace 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
-7-
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 beac hes .
LAND USE SUMMARY
The following chart illustrates the comparison between the existing ,
"Trend-Growth" projected , and proposed ultimate land use composi -
tioh 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
r idential development in areas designated for commercial use .
esi
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 ba,se . 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
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% 7 ,9233 100% 810454 100%
lGross acres , including net area plus interior streets and one-h'alf
of the perime.ter 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.
41ncrease 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.
-9-
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 c-raft harbor in
the lowlands area extending northward int�o
Costa Mesa .
Such a harbor , if feasible , would provide
full marina , marine service , and 'commercial
-10-
recreational facilities . In addition , a
public riding and 'hiking trail and parki,ng
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 " Residentidl Growth Element" , m odified ,
if necessary , to re.late 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 Stri_L:
The Coast Highway commercial "strip" in West
'Newport is obviously in a state of economic
and aesthetic decline . While much of this
decli.ne may be attributed to the spectre
of the now defunct , Pacific Coast Freeway ,
11strip" commercial development will not
encourage the types of businesses needed to
provide convenience goods and services
-Il -
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 , pa-rking , 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 t'he� 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
Squa*re" area has been designated as a
mixture of " Recreational and Marine Commercial "
-12-
and industrial land use. This area shall
be preserved and enhanced by: (1 ) prohibi -
ting the encroachment of separate residential
uses ; (2) developi,ng a "Specific Area Pla,n"
to resolve existing orientation , 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 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
-13-
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 mobileh'ome
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(9) and approved
by the City .
LIDO ISLAND AREA
No changes in the Lido Island land use pattern are
-14-
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 Ar4'a :
It is proposed that a " core" area of
commercial uses be preserved by : ( 1 ) rezoning
certain blocks and portions of bloc'ks on the
fringe of the commercial district to resi -
dential , as discussed in the "Residential
Growt h 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-sqpportive uses , and the long-'range
viability of commercial uses ) , and (3 ) the
development of a "Specitic 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 shop which
provide needed convenience goods and services
_15-
for' both the visitor and nearby residents .
Mari.n,apark :
Marinapark shall continue as a mo bilehome 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 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 a commercial /residential zone to be developed .
The only major Tand use change proposed , other, t,han 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
expiration 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 ,
including 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 comme-rcial 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 ,
-17-
due mainly to the problems of poor orientation
and access (created with the realignment of
Newport Boulevard ) .
It is proposed that a * "Specifi,c Area Plan" be
developed for this arba and 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 convalescent
homes and nurses ' quarters .
Balboa Bay Club Site:
It ,is . proposed that in keepi*ng with the uniq,Ue-
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 Speci.fic Area Plan to be prepa,red p"rior to
the expiration of the current lease. Said plan
is to be prepared within five years after the
adoption date of the General P'lan.
DOVER SHORES , WtSTCLIFF, HARBOR HIGHLANDS AND SANTA ANA
HEIGHTS AREA
For planning purposes', this area includes all land fn 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
two large vacant sites adjacent to the Bay, and the "Santa
Ana Heights " area.
%astaways" 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 pres,erved
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
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
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) :
-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 apen
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
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 Launchin.E
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 courti , etc.
The intensity of these uses should be limited , in
-21 -
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 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 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, 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-
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 follows :
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 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-
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-
F C O'DY
ILE
DO
NEWPORT BEACH
AN
LAND USE PL
L O-e< )1.
RESIDENTIAL
LOW DENSITY RESIDENTIAL
-144
TWO = FAMILY RESIDENTIAL Isar �-1, 1
ree -
MULTIPLE = FAMILY RESIDENTIAL
�41 800 400 o 800 1600 2400
COMMERCIAL SCALE IN FEET
RETAIL & SERVICE COMMERCIAL
PROFm & FINAN , COMMERCIAL po"
ADMIN . ,
RECREATIONAL & MARINE COMMERCIAL
INDUSTRIAL car
GENERAL INDUSTRY
PUBLIC , SEMI = PUB . , INSTIT.
14 0-1
GOVERN . , EDUCAT03 & INSTITUTIONAL
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ROA
FACILITIES
RECREATIONAL & ENVIRON , OPEN SPACE
P's,'k,
WATER �c
MA
17 " m AREAS WITH ALTERNATE USES PER I _-_� 1� 11, 1 f- � I �n-1 I.,
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ELIM'
LAND USE ELEMENT TEXT
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4
ADOPTED BY THE CITY COUNCIL, MAY 29, 1973
AMENDED DECEMBER 17, 1973
C
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 "Administrativ,e ,
Professional , and Financial
Commercial " .
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 "Administrative , Professional
and Financial Commercial " (as
currently designated) t northerly
to Farallon Drive and its
extension to MacArthur Boulevard.
14 Jan. 13 , 1975 Amend the Land Use Plan (map)
to revise the open space
designations in �he 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 Land Use Plan (map )
to change land use designation
of lot at 809 East Say 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, 1975 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 "Administrativeo Professional ,
and Financial Commercial " .
26 Nov. 10 , 1975 1 . Amend the 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
developments 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 thu Land Use Plan (map )
to change the designation from
WMMM�
f�.1 ZZ
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 Fe�bruary 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" , "Administra ti ve,
Professional and Financial
Commercial " and "Residential " as
alternate uses .
2 . Add wording to Page 22 of the
Land Use El,ement as follows :
"In view of the potential adverse
traffic impacts which may
result from development in the
areas adjacent 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 Ser.vice Commercial " .
76-1 -C March 22, 1976 Amend the Land Use Plan (map )
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 assore 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
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 witho 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 " .
76-3-8 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 of
the possibility of residential
development on 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 undevel6ped 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- 1 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 Buulevard , for the
preparation of a Specific Area Plan .
Ave
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 use.s 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
'JGovernmental � 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 . "