HomeMy WebLinkAboutIV(b)_General Plan Land Use Element Policy Matrix
Attachment No. 3
General Plan Land Use Element Policy
Matrix
Newport Beach Policy Analysis Matrix
1, April 27, 2023
Policy Revised Policy
LU 1.2 Citywide Identity
While recognizing the qualities that uniquely define its neighborhoods
and districts, promote the identity of the entire City that differentiates it
as a special place within the Southern California region. (Imp 1.1)
Recognize the qualities that uniquely define Newport Beach’s neighborhoods
and districts that promote a cityside identity unique to the Southern California
region. (Imp 1.1)
LU 1.5 Economic Health
Encourage a local economy that provides adequate commercial, office,
industrial, and marine-oriented opportunities that provide employment
and revenue to support high-quality community services. (Imp 1.1, 24.1)
Support the local economy through the provision of adequate commercial,
office, industrial, and marine-oriented opportunities that provide employment
and revenue creation opportunities to support the provisions of high-quality
community services. (Imp 1.1, 24.1)
LU 2.2 Sustainable and Complete Community
Emphasize the development of uses that enable Newport Beach to
continue as a self-sustaining community and minimize the need for
residents to travel outside of the community for retail, goods and
services, and employment. (Imp 1.1, 24.1)
Support uses that allow Newport Beach to maintain its ability to be self-
sustaining and maximize locally accessible opportunities for retail, goods and
services, and employment. (Imp 1.1, 24.1)
LU 2.5 Harbor and Waterfront Uses
Preserve the uses of the Harbor and the waterfront that contribute to the
charm and character of Newport Beach and provide needed support for
recreational and commercial boaters, visitors, and residents, with
appropriate regulations necessary to protect the interests of all users as
well as adjoining residents. (Imp 1.1, 2.5, 5.1, 21.4, 24.1)
Preserve Harbor and the waterfront uses and activities that contribute
Newport Beach’s character and provide needed support for recreational and
commercial boaters, visitors, and residents to protect the interests of all
residents and users of local resources. (Imp 1.1, 2.5, 5.1, 21.4, 24.1)
LU 3.3 Opportunities for Change
Provide opportunities for improved development and enhanced
environments for residents in the following districts and corridors, as
specified in Polices 6.3.1 through 6.22.7:
▪ West Newport: consolidation of retail and visitor-serving
commercial uses, with remaining areas developed for residential
units
▪ West Newport Mesa: re-use of underperforming commercial
and industrial properties for offices and other uses that support
Hoag Hospital’s medical activities, improvement of remaining
industrial properties adjoining the City of Costa Mesa,
accommodation of nonwater marine-related industries, and
development of residential in proximity to jobs and services
▪ Santa Ana Heights: use of properties consistent with the
adopted Specific Plan and Redevelopment Plan
▪ John Wayne Airport Area: re-use of underperforming
industrial and office properties and development of cohesive
residential neighborhoods in proximity to jobs and services
▪ Fashion Island/Newport Center: expanded retail uses and
hotel rooms and development of residential in proximity to jobs
and services, while limiting increases in office development
▪ Balboa Peninsula: more efficient patterns of use that
consolidate the Peninsula’s visitor-serving and mixed uses within
the core commercial districts; encourage marine-related uses
especially along the bay front; integrate residential with retail and
visitor-serving uses in Lido Village, McFadden Square, Balboa
Village, and along portions of the Harbor frontage; re-use
interior parcels in Cannery Village for residential and limited
mixed-use and live/work buildings; and redevelop
underperforming properties outside of the core commercial
LU 3.3 – Transition of Land Uses
Support opportunities for new development and improved physical
environments in the following districts and corridors, as specified in Policies
6.3.1 through 6.22.7:
▪ West Newport: support consolidation of retail and visitor-serving
commercial uses, and new residential opportunities
▪ Santa Ana Heights: support continued implementation of the
adopted Specific Plan and Redevelopment Plan
▪ Fashion Island/Newport Center: support expansion of retail uses,
hotel rooms and development of residential uses
▪ Balboa Peninsula: Support patterns of use that consolidate the
Peninsula’s visitor-serving and mixed uses within the core commercial
districts; encourage marine-related uses, especially along the bay front;
integrate residential with retail and visitor-serving uses in Lido Village,
McFadden Square, Balboa Village, and along portions of the Harbor
frontage; re-use interior parcels in Cannery Village for residential and
limited mixed-use and live/work buildings; and redevelop
underperforming properties outside of the core commercial districts
along the Balboa Boulevard corridor for residential. Infill development
shall be designed and sited to preserve the historical and architectural
fabric of these districts
▪ Mariners’ Mile: support vitalization of existing properties for retail,
visitor-serving, and marine-related uses, integrated with residential
▪ Corona del Mar: support enhancement of public improvements and
parking (Imp 1.1, 2.1, 5.1)
Study, create, and consider the adoption of specific plans or other appropriate
land use guidance for the following areas:
▪ West Newport Mesa: This area is generally bounded by the City of
Costa Mesa to the north, Banning Ranch to the West State Route 55
to the east, and Hospital Road to the south. The area may be expanded
to if warranted. The intent is to support a cohesive strategy that
enhances existing land use or repurposes underperforming commercial
and industrial uses or activities while facilitating new and varied
housing, including workforce housing proximate to jobs,
transportation, and services. Future land uses are intended to be
appropriately located and sized to accommodate local community
needs.
▪ Airport Area: This area is generally bound by Jamboree Road,
Campus Drive and State Route 73; however, this area could be
expanded to include nearby sites if warranted. The intent for this area
is to support flexible land use planning for the reuse and repurposing
of existing non-residential uses and activities while allowing for
additional and varying housing opportunities inclusive of workforce
housing proximate to jobs, transportation, and services. The intent is
to support neighborhood parks and other public services and that
contribute to a cohesive urban, mixed-use character where residents
and visitors can live, work, shop access services, and recreate.
▪ Coyote Canyon Landfill: This approximately 375-acre open space
area is generally west of Newport Coast Drive, south of State Route
73, and east of the established Newport Ridge Planned Community.
The intent for this area is to support a comprehensive land use vision
that balances future land uses and activities with environmental
stewardship. Future development is intended to support uses and
activities the transition from a closed landfill site into a community and
environmental amenity featuring area that supports a variety of
Newport Beach Policy Analysis Matrix
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outdoor recreational uses such as golf, hiking, and nature
interpretation along with complimentary housing opportunities.
LU 3.4 Banning Ranch
Prioritize the acquisition of Banning Ranch as an open space amenity for
the community and region, consolidating oil operations, enhancing
wetland and other habitats, and providing parkland amenities to serve
nearby neighborhoods. If the property cannot be acquired within a time
period and pursuant to terms agreed to by the City and property owner,
allow for the development of a compact residential village that preserves
the majority of the site as open space and restores critical habitat in
accordance with Policies 6.3.1 through 6.5.5. (Imp 1.1, 2.1, 5.1, 14.7, 14.11)
With the recent acquisition of Banning Ranch, encourage the property
owner to prioritize the area as an open space amenity for the community
and region, consolidating oil operations, enhancing wetland and other
habitats, and providing parkland amenities to serve nearby neighborhoods.
If the property cannot be acquired within a time period and pursuant to
terms agreed to by the City and property owner, allow for the development
of a compact residential village that preserves the majority of the site as
open space and restores critical habitat in accordance with Policies 6.3.1
through 6.5.5. (Imp 1.1, 2.1, 5.1, 14.7, 14.11)
LU 4.1 Land Use Diagram
Support land use development consistent with the Land Use Plan. Figure
LU1 depicts the general distribution of uses throughout the City and
Figure LU2 through Figure LU15 depict specific use categories for each
parcel within defined Statistical Areas. Table LU1 (Land Use Plan
Categories) specifies the primary land use categories, types of uses, and,
for certain categories, the densities/intensities to be permitted. The
permitted densities/intensities or amount of development for land use
categories for which this is not included in Table LU1, are specified on
the Land Use Plan, Figure LU4 through Figure LU15. These are intended
to convey maximum and, in some cases, minimums that may be
permitted on any parcel within the designation or as otherwise specified
by Table LU2 (Anomaly Locations).
The density/intensity ranges are calculated based on actual land area,
actual number of dwelling units in fully developed residential areas, and
development potential in areas where the General Plan allows additional
development.
To determine the permissible development, the user should:
a. Identify the parcel and the applicable land use designation on the Land
Use Plan, Figure LU4 through Figure LU15
b. Refer to Figure LU4 through Figure LU15 and Table LU1 to identify
the permitted uses and permitted density or intensity or amount of
development for the land use classification. Where densities/intensities
are applicable, the maximum amount of development shall be
determined by multiplying the area of the parcel by the density/intensity.
c. For anomalies identified on the Land Use Map by a symbol, refer to
Table LU2 to determine the precise development limits.
d. For residential development in the Airport Area., refer to the policies
prescribed by the Land Use Element that define how development may
occur. (Imp 2.1, 5.1, 10.2)
Revise LU figures to reflect the addition of overlays.
N/A LU 4.2 – Rezoning to Accommodate Housing Opportunities (new)
Accommodate housing opportunities through the adoption of housing
opportunity overlay zoning districts other land uses regulatory policy. The
accommodate housing opportunities, the following areas are intended to be
prioritized to support the accommodation of projected housing need in the
community:
▪ Airport Environs Area: the intent is to support an average density of
50 dwelling units per gross acre to accommodate up to 2,577 total
dwelling units within the area. Future residential development
opportunities are intended to accommodate at least 30 dwelling units
per gross acre.
▪ West Newport Mesa: the intent is to support an average density of
50 dwelling units per gross acre to accommodate up to 1,107 total
dwelling units within the area. Residential development density is
intended to accommodate no more than 18 dwelling units per gross
acre.
▪ Newport Center: the intent is to support an average density of 60
dwelling units per gross acre to accommodate up to 2,439 total
dwelling units within the area. Residential development is intended to
accommodate no more than 18 dwelling units per gross acre.
▪ Dover / Westcliff: the intent is to support an average density of 50
dwelling units per gross acre to accommodate up to 521 total dwelling
units within the area. Residential development is intended to
accommodate no more than 18 dwelling units per acre.
▪ Banning Ranch: the intent is to allow an average density of 50
dwelling units per gross acre to accommodate up to 1,475 dwelling
total dwelling units.
▪ Coyote Canyon: the intent is to allow an average density of 50
dwelling units per gross acre to accommodate up to 1,530 total
dwelling units. within the area. Residential development is intended to
accommodate up to 12 dwelling units per gross acre.
▪ 5th Cycle Housing Element Sites: the intent is to accommodate an
average density of 50 dwelling units per gross acre to accommodate up
to 327 total dwelling units.
Appendix B of the certified 2021-2029 Housing Element identifies appropriate
sites to accommodate future housing needs; however, not all sites may
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transition, and other appropriate sites may be identified in the future. The goal
is to have available adequate sites Citywide to accommodate the City’s
projected housing needs.
N/A LU 4.4 – Residential Uses and Residential Densities(new)
Residential use on any property included within a housing opportunity area is
intended to be allowed consistent with densities supported by Policy LU 4.1,
Table LU 1 and Table LU 2. Development consistent with established housing
opportunity area are consistent with the intent to General Plan land policies.
The maximum density specified for the various areas identified in Policy LU
4.2 is an average over the entire area. Individual projects may be developed at
a higher density specified by Policy 4.2 provided the total dwelling units are
not exceeded. Density calculations and total units do not units permitted
pursuant to state density bonus law.
N/A LU 4.5 – Continuation of Existing Development (new)
Existing uses may continue to operate provided they are legally established and
consistent with the General Plan. The intent to provide additional housing
opportunity in certain priority areas shall not affect existing rights to use
property.
N/A LU 4.7 – Redevelopment and Transfer of Development Rights (new)
The intensity of existing allowed uses of a site may be reconstructed on the site
as part of a mixed-use development provided the gross floor area allowed by
the General Plan is not increased unless it is increased through a General Plan
amendment or density bonus concession. The intensity of existing uses may
be converted to other uses allowed by the underlying General Plan land use
category provided that average daily trips and peak hour traffic trips are not
increased above the trips from the existing allowed use. For example, office
intensity may be converted to retail or service commercial, restaurants, or other
nonresidential uses provided the General Plan land use category allows these
uses. Nonresidential intensity not included as a component of a future
residential project will remain within the General Plan allocations on a
statistical area-wide basis. The City Council may transfer the intensity of a use
to another site within the Statistical Area consistent with Policy LU 4.3 or
Policy 6.15.3.
N/A LU 4.8 – Housing Opportunity Overlay Zones (new)
Housing opportunity area intended to consistent with state housing law,
including the following provisions:
▪ Allow owner-occupied and rental multifamily uses by-right without
discretionary review for developments in which 20 percent or more of
the units are affordable to lower-income households;
▪ Allow a minimum of 16 units per site;
▪ Require developments to include a minimum density of 20 units per
acre;
▪ Require that at least 50 percent of the lower-income need be
accommodated on sites designated for residential use only or on sites
zoned for mixed uses that accommodate all of the very low and low-
income housing need, if those sites: 1.) allow 100 percent residential
use, and 2.) require residential use occupy 50 percent of the total floor
area of a mixed-use project.
LU 5.1.3 Neighborhood Identification
Encourage and support the identification of distinct residential
neighborhoods. (Imp 1.1, 1.3)
Encourage and support residential neighborhood identity through designed
and development features that embody the unique character and qualities
of individual neighborhoods. (Imp 1.1, 1.3)
LU 5.2.3 Alley Design
Improve and enhance the aesthetic quality of alleys without impacting
service access. (Imp 6.1, 8.1)
Support an aesthetic quality of alleys through design and development
features. (Imp 6.1, 8.1)
LU 5.3.4 Districts Integration of Residential and Nonresidential
Uses
Require that sufficient acreage be developed for an individual use located
in a district containing a mix of residential and nonresidential uses to
prevent fragmentation and ensure each use’s viability, quality, and
compatibility with adjoining uses. (Imp 2.1, 6.1)
Support individual uses located in areas containing residential,
nonresidential, and mixed uses to provide sufficient square footage of land
area to contribute to a site’s viability, quality, and compatibility. (Imp 2.1,
6.1)
LU 6.2.4 Accessory Units
Permit conditionally the construction of one granny unit (accessory age-
restricted units for one or two adult persons who are sixty years of age
or older) per single-family residence within single-family districts,
provided that such units meet set back, height, occupancy, and other
applicable regulations set forth in the Municipal Code. (Imp 2.1)
Support the construction of ADU and JADUs in residential zones all zones
that allow residential units consistent with state housing law. (Imp 2.1)
LU 6.3.2 Acquisition for Open Space
Support active pursuit of the acquisition of Banning Ranch as permanent
open space, which may be accomplished through the issuance of state
bonds, environmental mitigation fees, private fundraising, developer
dedication, and similar techniques. (Imp 9.1, 14.7, 14.11, 30.2)
Support use of Banning Ranch as permanent open space with residential
opportunities, (Imp 9.1, 14.7, 14.11, 30.2)
LU 6.4.2 Residential Accommodate a maximum of 1,475 residential units, which shall consist of
a mix of single-family detached, attached, and multi-family units to provide
a range of choices and prices for residents. (Imp 2.1)
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Accommodate a maximum of 1,375 residential units, which shall consist
of a mix of single-family detached, attached, and multi-family units to
provide a range of choices and prices for residents. (Imp 2.1)
LU 6.4.5 Planned Residential Village
Require that Banning Ranch, if not retained as open space, be developed
as a cohesive urban form that provides the sense of a complete and
identifiable neighborhood. Establish a development pattern that ties
together individual uses into a cohesive neighborhood addressing the
location and massing of buildings, architecture, landscape, connective
street grid and pedestrian walkways and trails, use of key landforms, and
similar elements. (Imp 3.1, 4.1)
No change currently. Will need to see City Councils thoughts on keeping
language of residential features.
LU 6.6.2 Residential Types
Promote the development of a mix of residential types and building
scales within the densities permitted by the “RM” (Figure LU18, Sub-
Area C) designation, which may include single-family attached,
townhomes, apartments, flats, and comparable units. Residential
densities may be increased on a property as a means of promoting a
variety of housing types within Newport Mesa, provided that the overall
average density of 18 units per acre is not exceeded. (Imp 2.1)
Promote the development of a mix of residential types and consistent with
the densities permitted by the General Plan (Figure LU18, which may
include single-family attached, townhomes, apartments, flats, and
comparable units provided that the overall average density of 30 to 50 units
per gross acre is not exceeded. (Imp 2.1)
LU 6.9.2 Discouraged Uses
Discourage the development of new office uses on the ground floor of
buildings that do not attract customer activity to improve the area’s
pedestrian character. (Imp 2.1)
Discourage the development of new office uses on the ground floor of
buildings that do not attract customer activity to improve the area’s
pedestrian character while allowing for residential opportunities through
mixed use development. (Imp 2.1)
LU 6.10.1 Priority Uses
Allow multi-family residential and mixed-use buildings that integrate
residential above retail or live-work units throughout Cannery Village.
Require mixed-use, live-work, or commercial buildings to be developed
on corner parcels. (Imp 2.1)
Allow multi-family residential and mixed-use buildings that integrate
residential above retail or live-work units throughout Cannery Village.
Require mixed-use, live-work, or commercial buildings to be developed on
corner parcels unless neighborhood character allows for said development
to be integrated. (Imp 2.1)
LU 6.10.2 Residential Character and Architecture
Require that residential buildings be designed to contribute to an overall
neighborhood character, locating buildings along the street frontage to
form a continuous or semi-continuous building wall. (Imp 2.1)
Require that residential and mixed-use residential buildings be designed to
contribute to an overall neighborhood character, locating buildings along
the street frontage to form a continuous or semi-continuous building wall.
(Imp 2.1)
LU 6.10.3 Specific Plan Guidelines
Utilize design and development guidelines for Cannery Village identified
in the Cannery Village/McFadden Square Specific Plan. (Imp 3.1)
NOTE: SUGGEST DELETION OF THIS POLICY
LU 6.12.2 Specific Plan Guidelines
Utilize design and development guidelines for McFadden Square
identified in the Cannery Village/McFadden Square Specific Plan. (Imp
2.1)
Utilize design and development guidelines for McFadden Square identified
in the Objective Design Standards Manual. (Imp 2.1)
LU 6.14.2 Newport Center [“MU-H3,” “CO-R,” “CO-M,” and “RM”
designations]
Provide the opportunity for limited residential, hotel, and office
development in accordance with the limits specified by Tables LU1 and
LU2. (Imp 2.1)
Provide the opportunity for residential, along with limited hotel and office
development in accordance with the limits specified by Tables LU1 and
LU2. (Imp 2.1)
LU 6.15.4 Priority Uses
Accommodate office, research and development, and similar uses that
support the primary office and business park functions such as retail and
financial services, as prescribed for the “CO-G” designation, while
allowing for the re-use of properties for the development of cohesive
residential villages that are integrated with business park uses. (Imp 2.1)
Accommodate office, research and development, and similar uses that
support the primary office and business park functions such as retail and
financial services, as prescribed for the “CO-G” designation, while allowing
for the re-use of properties for the development of cohesive mixed use or
residential villages that are integrated with business park uses. (Imp 2.1)
LU 6.15.5 Residential and Supporting Uses
Accommodate the development of a maximum of 2,200 multi-family
residential units, including work force housing, and mixed-use buildings
that integrate residential with ground level office or retail uses, along with
supporting retail, grocery stores, and parklands. Residential units may be
developed only as the replacement of underlying permitted
nonresidential uses. When a development phase includes a mix of
residential and nonresidential uses or replaces existing industrial uses, the
number of peak hour trips generated by cumulative development of the
site shall not exceed the number of trips that would result from
development of the underlying permitted nonresidential uses. However,
a maximum of 550 units may be developed as infill on surface parking
lots or areas not used as occupiable buildings on properties within the
Conceptual Development Plan Area depicted on Figure LU22 provided
that the parking is replaced on site. (Imp 2.1)
Accommodate the development of a maximum of 2,577 multi-family
residential units, including work force housing, and mixed-use buildings
that integrate residential with ground level office or retail uses, along with
supporting retail, grocery stores, and parklands. Residential units may be
developed only as the replacement of underlying permitted nonresidential
uses. When a development phase includes a mix of residential and
nonresidential uses or replaces existing industrial uses, the number of peak
hour trips generated by cumulative development of the site shall not
exceed the number of trips that would result from development of the
underlying permitted nonresidential uses. However, a maximum of 550
units may be developed as infill on surface parking lots or areas not used
as occupiable buildings on properties within the Conceptual Development
Plan Area depicted on Figure LU22 provided that the parking is replaced
on site. (Imp 2.1)
LU 6.15.7 Overall Density and Housing Types
Require that residential units be developed at a minimum density of 30
units and maximum of 50 units per net acre averaged over the total area
of each residential village. Net acreage shall be exclusive of existing and
new rights-of-way, public pedestrian ways, and neighborhood parks.
Within these densities, provide for the development of a mix of building
types ranging from townhomes to high-rises to accommodate a variety
of household types and incomes and to promote a diversity of building
masses and scales. (Imp 2.1, 3.1, 4.1)
Require that residential units be developed at a minimum density of 30 units
and maximum of 60 units per net acre averaged over the total area of each
residential village. Net acreage shall be exclusive of existing and new rights-
of-way, public pedestrian ways, and neighborhood parks. Within these
densities, provide for the development of a mix of building types ranging
from townhomes to high-rises to accommodate a variety of household
types and incomes and to promote a diversity of building masses and scales.
(Imp 2.1, 3.1, 4.1)
LU 6.15.8 First Phase Development Density
Require a residential density of 45 to 50 units per net acre, averaged over
the first phase for each residential village. This shall be applied to 100
Require a residential density of 45 to 50 units per net acre, averaged over
the first phase for each residential village. This shall be applied to 100
percent of properties in the first phase development area whether
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percent of properties in the first phase development area whether
developed exclusively for residential or integrating service commercial
horizontally on the site or vertically within a mixed-use building. On
individual sites, housing development may exceed or be below this
density to encourage a mix of housing types, provided that the average
density for the area encompassed by the first phase is achieved. (Imp 2.1,
3.1, 4.1)
developed exclusively for residential or integrating service commercial
horizontally on the site or vertically within a mixed-use building. On
individual sites, housing development may exceed or be below this density
to encourage a mix of housing types, provided that the average density for
the area encompassed by the first phase is achieved. (Imp 2.1, 3.1, 4.1)
LU 6.15.24 Primary Uses
Accommodate professional office; aviation retail; automobile rental,
sales, and service, subject to discretionary review of the Planning
Commission; hotels; and ancillary retail, restaurant, and service uses that
are related to and support the functions of John Wayne Airport, as
permitted by the “AO” designation. (Imp 2.1)
Accommodate residential; professional office; aviation retail; automobile
rental, sales, and service, subject to discretionary review of the Planning
Commission; hotels; and ancillary retail, restaurant, and service uses that are
related to and support the functions of John Wayne Airport, as permitted
by the “AO” designation. (Imp 2.1)
LU 6.15.28 Priority Uses
Encourage the development of retail, financial services, dining, hotel, and
other uses that support the John Wayne Airport, the Airport Area’s office
uses, and, as developed, its residential neighborhoods, as well as
automobile sales and supporting uses at the MacArthur Boulevard and
Bristol Street node. (Imp 2.1, 24.1)
Encourage the development of retail, financial services, dining, hotel, and
other uses that support the John Wayne Airport, the Airport Area’s office
uses and, as developed or redeveloped, its residential neighborhoods, as
well as automobile sales and supporting uses at the MacArthur Boulevard
and Bristol Street node. (Imp 2.1, 24.1)
LU 6.15.29 Priority Uses
Encourage the development of administrative, professional, and office
uses with limited accessory retail and service uses that provide jobs for
residents and benefit adjoining mixed-use districts. (Imp 2.1, 24.1)
Encourage the development of administrative, professional, and office uses
that are in proximity or adjacent to residential uses; with limited accessory
retail and service uses that provide jobs for residents and benefit adjoining
mixed-use districts. (Imp 2.1, 24.1)
LU 6.17.2 Improved Visual Image and Quality
Implement streetscape improvements to enhance the area’s character
and image as a gateway to Newport Beach and develop a stronger
pedestrian environment at the commercial nodes. (Imp 20.1)
Support the implementation of streetscape improvements to enhance an
area’s unique character and support pedestrian-oriented environments in
commercial nodes.
LU 6.19.8 Integrating Residential-Site Planning Principles
Permit properties developed for residential to locate the units along the
Harbor frontage provided that portions of this frontage are developed
for (a) retail, restaurant, or other visitor-serving uses and (b) plazas and
other open spaces that provide view corridors and access from Coast
Highway to the Harbor. The amount of Harbor frontage allocated for
each use shall be determined by the City during the Development Plan
review process. (Imp 2.1, 5.1)
Permit properties developed for residential to locate the units along the
Harbor frontage provided that portions of this frontage are developed for
(a) retail, restaurant, or other visitor-serving uses; (b) plazas and other open
spaces that provide view corridors and access from Coast Highway to the
Harbor; and (c) mixed use developments that can incorporate commercial
needs as well as continuing to promote residential use. The amount of
Harbor frontage allocated for each use shall be determined by the City
during the Development Plan review process. (Imp 2.1, 5.1)