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*NEW FILE*
GP UPDATE DISCUSSION
PAPERS
Beach General Plan
FORMULATION
Revised for GPAC REVIEW • June 7, 2004
EIP Associates
Urban Crossroads, Inc.
Applied Development Economics
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will
initiate its discussion and deliberations to determine the appropriate designations for land use
throughout the City. The first step will be the identification of possible land use alternatives for
the 12 subareas that have been selected by the General Plan Update Committee (GPUC).
Following identification, the consultant team will evaluate the comparative traffic, fiscal, and
environmental impacts of these options.
These Geographic Subarea Discussion Papers are intended to serve as a framework for the
GPAC's discussion in defining the land use alternatives for each of the following geographic
subareas within Newport Beach: Banning Ranch, Airport Business Area, Lido Marina
Village/Civic Center, Balboa Village, Cannery Village/McFadden Square, Corona del Mar, West
Newport Coast Highway Corridor, West Newport Residential, Mariner's Mile, West Newport
Industrial, Newport Center/Fashion Island, and Old Newport Boulevard. It is understood that
these encompass areas in which change is likely and/or policy intervention is necessary. Other
areas of the City will be addressed by "global" policies that will be subsequently defined during
the planning process.
These papers present an overview of existing conditions, as well as a summary of key planning
issues/findings affecting each subarea's land uses, as identified through the Visioning Process
and the analyses in the Technical Background Report, and raised by City staff. Guiding
Principles that pertain to or affect land use development of the subarea are also provided. Lastly,
initial land use options for each subarea are identified for GPAC to consider, and to stimulate
their identification of additional land use alternatives. The impact analyses will be presented to
and reviewed with the GPAC and at workshops designed for input from the general public in
September. Based on the input received, a Preferred Land Use Plan will be selected in October.
Description of Banning Ranch
Located within the City's Sphere of Influence (SOI), the Banning Ranch area encompasses
approximately 518 acres, of which 465 acres (includes 47 acres of water features) are under the
jurisdiction of Orange County, and 53 acres are within the jurisdiction of the City of Newport
Beach. As shown in Figure 1, Banning Ranch is located in the western -most portion of the
Newport Beach Planning Area, north of Coast Highway and the Newport Shores residential
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community, just east of the Santa Ana River, and west and south of residential and industrial
uses. The eastern portion of the site is higher in elevation and contains the western edge of
Newport Mesa that slopes gently from east to west. Bluffs form the western edge of the mesa,
and are located in the central portion of the Banning Ranch area. The western portion of the site,
which is lower in elevation, historically contained a tidal marsh associated with the Semeniuk
Slough.
The site is located within the coastal zone boundary and is subject to the provisions of the
Orange County Local Coastal Program (LCP). However, the site is referred to a "white hole"
since the County's LCP does not provide land use designations for the Banning Ranch area.
Currently, the Banning Ranch area is primarily undeveloped with some historic oil extraction
infrastructure located in the central and southern portions of the site that includes wells,
pipelines, buildings, improved and unimproved roads, and open storage pipes and machinery.
There are 65 active oil wells and four active injection wells located throughout the Banning
Ranch area. Oil extraction activities date back at least 75 years.
Although the Banning Ranch site contains an assemblage of diverse habitats that have been
historically disturbed, when this area is considered with the contiguous Semeniuk Slough, it
provides wildlife with a significantly large, diverse area for foraging, shelter, and movement.
Biological studies performed for Banning Ranch indicate that, while disturbance associated with
oil activities diminishes the quality of existing habitat to some extent, overall, the area should be
regarded as relatively high -quality wildlife habitat due to its size, habitat diversity, and
continuity with the adjacent Semeniuk Slough.
Banning Ranch contains areas with a habitat value rank of 1 (approximately 69 acres), which are
primarily concentrated in the northwestern portion of the site, as shown in Figure 2. These areas
are considered to have a high biological resource value, and would require a resource permit
from federal and/or State agencies prior to development. In addition, other areas within the site,
which are scattered throughout Banning Ranch, may also be of biological value but to a lesser
extent. Areas with a rank of 2 (approximately 96 acres) may need a resource permit for
development, where additional studies would be required to make this determination. More than
likely, areas with a rank of 3 (approximately 118 acres) would not require resource permitting for
development. Resource permitting would likely result in the need for mitigation measures
associated with development e.g., payment of mitigation fees, habitat restoration, or off -site
habitat replacement.
Bank
Acres
1
69
2
96
3
118
Total
283
Banning Ranch Issues
The following issues/findings were identified for the Banning Ranch area in the Visioning
Process, findings of the Technical Background Report (TBR), and by input from City staff.
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VISIONING PROCESS
1. Residents are divided in opinion regarding the future of Banning Ranch. Some residents
want to preserve Banning Ranch as an open space opportunity, while others want to
develop it for needed housing.
2. Visioning participants indicated the desire to protect and preserve the bluffs located
within Banning Ranch. Some support was expressed for restricting the height and size of
homes, establishing large setbacks to protect bluffs.
3. Protection of public view corridors has been stated as a priority by Visioning participants.
4. Visioning participants have expressed a desire for the City to preserve the Banning Ranch
area as public open space, even though this option may require a local tax increase.
TECHNICAL BACKGROUND REPORT
1. Banning Ranch is currently designated as open space under the Land Use Element of
Orange County's General Plan.
2. Under the Orange County Zoning Code, the majority of the site is designated for Multi -
Family Residential/Oil Production overlay. A strip of land in the northern boundary is
designated as Light Industrial/Oil Production overlay, and a strip in the southern
boundary adjacent to Coast Highway is designated as Local Business/Oil Production
overlay.
3. Newport Beach has designated the site primarily for single-family attached residential
uses, with some multi -family residential, recreational and environmental open space, and
mixed commercial consisting of administrative, professional, financial commercial, and
industrial uses under the General Plan Land Use Element.
4. The Newport Beach Zoning Code designates the site as Planned Community (PC), and
the land uses and densities of this designation are consistent with the General Plan Land
Use Element.
5. Southern California Association of Governments' (SLAG) has projected a housing need
for the City of 1,421 new households of varying income levels for 2000-2005. Some of
these units could be accommodated onsite.
6. The Newport Beach Housing Element identifies approximately 45 acres of the Banning
Ranch area, located within the City's boundaries, able to accommodate 406 multi -family
residential units.
7. There are opportunities for acquisition of park sites; active parks are a particular need on
the west side of the city.
8. There are several environmentally sensitive areas that may merit preservation, and
provide opportunities for passive recreational uses such as nature observation and hiking.
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9. Several arroyos within the site carry stormwater runoff from the surrounding areas (i.e.,
135 acres of Costa Mesa), and flow capacity will need to be preserved.
10. The Banning Ranch area contains significant visual resources such as bluffs, which
contribute a unique visual backdrop to the area as well provide views overlooking a large
portion of the site. While the Draft Local Coastal Program has established design
guidelines and setback standards to protect views of resources, these are not applicable to
Banning Ranch unless this area is annexed into the City.
11. Future development of the Banning Ranch area could require remediation and clean up of
lands previously utilized for oil extraction, as well as be impacted by existing oil
operations.
12. Portions of the site have the potential to be subject to 100-year floods, reservoir
inundation, tsunami inundation, and liquefaction. An active fault line also runs through
the site. Enhancement of biological habitat can occur at these specific locations.
CITYSTAFF
1. Although the City of Newport Beach does not have complete jurisdiction over Banning
Ranch as the majority of the site is under County jurisdiction, the City does control three
regional roadway connections, and a one -foot strip around the entire property.
Guiding Principles
The following guiding principles from the Economic Development, Community Character,
Environmental Conservation, Affordable Housing, and Mobility Discussion Papers are pertinent
to land use development within the Banning Ranch area.
ECONOMIC DEVELOPMENT
1. General Plan policies will maintain the City's positive fiscal balance.
4. The General Plan should encourage mixed -use development.
8. Additional development entitlement needs to demonstrate significant fiscal, economic or
other community benefit.
11. The General Plan shall support the careful expansion of visitor -serving businesses and
facilities, including hotels and meeting facilities.
COMMUNITY CHARACTER
1. Protect and enhance the natural setting that contributes to the character and identity of
Newport Beach and the sense of place it provides for its residents and visitors.
3. Future development shall consider the scale, urban form, design, character and quality of
the community.
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4. Balance developed lands with adequate open space and recreation areas and preserve
opportunities for maintaining healthy lifestyles in Newport Beach.
6. Establish a high quality entry to Newport Beach from the west. [This Guiding Principle is
for GPAC discussion, and is unique to the Banning Ranch area.]
WORKFORCE AND SPECIAL NEEDS HOUSING
1. Promote a balanced residential community, comprised of a variety of housing types,
designs, and opportunities for all social and economic segments including very low, low,
moderate, and upper income households.
3. Consider mixed -use development as a means to create additional housing opportunities.
MOBILITY
1. Establish General Plan land uses and density/intensity limits that will have less impact on
peak hour traffic.
3. Regional traffic will be included in the analysis of land use alternatives, but such traffic
should not be the sole reason for rejecting a land use alternative that would have net
benefits to Newport Beach.
ENVIRONMENTAL CONSERVATION
1. Protect, and rehabilitate or enhance, terrestrial and marine habitats located within the City
through careful siting of future development.
3. Minimize air quality degradation through land use practices and circulation
improvements that reduce reliance on the automobile.
4. Encourage the maintenance of natural landforms.
5. Encourage the protection and creation of public viewsheds within the City.
Potential Land Use Alternatives for Discussion
PRIOR DEVELOPMENT,PROPOSALS
For the Banning Ranch site, there are several development options that have been previously
proposed as discussed below. Proposed land uses of these alternatives are shown in Table 1-1,
below.
1. Orange County General Plan
Under the Orange County General Plan Land Use Element, the Banning Ranch site is designated
as open space. Mineral extraction sites are considered consistent with this designation, as are
passive recreation uses. As such, under this development option, the site could continue to be
used for resource recovery, specifically for oil extraction. This development option would be
consistent with the Environmental Conservation Guiding Principles (ECGP) by protecting
biological resources, maintaining natural landforms, and protecting public viewsheds. With no
new development under this County General Plan, traffic congestion would be minimized,
consistent with the Mobility Guiding Principles (MGP). Preservation of existing habitats and
protection of open space would be in support of Community Character (CCGP), although it is
unlikely that any habitat restoration or enhancement would occur.
2. Existine City of Newport Beach General Plan
The existing Newport Beach General Plan (adopted in 1988 and amended in January 2000)
allows for the development of approximately 2,600 dwelling units, 235,600 square feet (sf) of
office space, 164,400 sf of industrial uses, 50,000 sf of neighborhood commercial uses, and 21
acres of parkland on the Banning Ranch site. The City's General Plan proposes various densities
for residential uses, with a mix of residential types, ranging from apartments to single-family
homes. Development of a mix of uses with open space under this land use alternative would be
consistent with identified Economic Development Guiding Principles (EDGP) and CCGP, as
described above. With implementation of differing types of residential uses on site, this
alternative would help meet the City's housing need and present an opportunity to provide
workforce and special needs housing. The preservation of areas containing highly valued
biological resources will be consistent with the guiding principles of preserving these resources.
These preserved areas can also offer an opportunity for passive recreational use. Providing
additional parkland will also help meet Newport Beach's need for more active recreational space,
especially in the western portion of the City. The ECGP of maintaining natural landforms and
protecting public viewsheds, as well as CCGP of maintaining the natural setting of the
surrounding community, would need to be taken into consideration when determining types and
scale of development on the bluffs.
3. West Newport Oil Company
The West Newport Oil Company proposed a project similar to what is allowed under the City's
General Plan but excluded office and commercial uses. Under this alternative the same number
of residential units would be developed, more open space would be available, and a park and
school were included. With less development overall, more habitat preservation would result,
which would be in support of ECGP 1, as stated above. Without office or commercial uses
onsite, automobile trips to access these uses would be increased. At the same time, there would
be a decrease in the cumulative vehicle trips generated by the site's uses, which supports the
MGP of having less impact on peak hour traffic. Preservation of much of the natural setting
along with dedication of open space areas would support the CCGP of balancing developed land
and open space. The residential component of the project will help the City meet its housing
need, and provide opportunities to provide affordable housing, consistent with identified guiding
principles. However, this proposal does not fully achieve the EDGP, when compared with what
is allowed under the City's existing General Plan, as less revenue would be generated with no
office or commercial space onsite.
4. Taylor Woodrow Homes,
The Taylor Woodrow homes proposal included 1,750 residential units, a 75-room hotel, 70,000
square feet of visitor -serving retail uses, a school, parkland, and 195 acres of open space. The
hotel and retail uses will help contribute positively to the City's fiscal balance and the proposed
mix of uses are all in support of EDGP. The mix of uses that include development and open
space would be consistent with the CCGP. Implementation of parkland will help meet the City's
need for these facilities, especially on the west side of the City. As previously discussed,
additional residential uses are needed within the City, and can serve low, moderate, and upper
income households, consistent with the Workforce and Special Needs Housing Guiding
Principles (WSNHGP).
5.Open Space
Another proposal for the Banning Ranch site considered during the Visioning Process was to
preserve the entire area as open space to be included as part of the Orange Coast River Park.
With no new development, all types of habitat will be preserved, public viewsheds will be
protected, and natural landforms will not be altered, while the site would be conserved as open
space, consistent with ECGP. However, under this option, clean up of the degraded habitat from
existing oil operations would not occur, and would not fully support the ECGP. This land use
development option would also maintain the natural setting of the area, which would be in
support of the CCGP. Further, implementation of this option would be in support of those
Visioning participants who wanted Banning Ranch to be preserved as open space.
OTHER DEVELOPMENT OPTIONS
Additional development options for the Banning Ranch site that may be considered are described
in detail and shown in Table 1-1, below. These options are not mutually exclusive and could be
implemented in combination with one another and/or other alternatives developed by GPAC.
6. Concentration of Uses Under Existing Newport Beach General Plan
This land use alternative includes uses similar to those allowed under the City's existing General
Plan, but concentrates development away from the areas containing biological resources with a
rank of 1, such as on the mesa near Coast Highway, at a higher density. With development
concentrated away from these areas, more land would be left as open space when compared to
implementation of the City's existing General Plan (Option 2). Similar to implementation of the
City's existing General Plan, the proposed mix of uses under this option would be in support of
EDGP through contributing positively to the City's fiscal balance, and CCGP by maintaining a
balance of development and open space areas. High -density residential uses would help meet the
City's need to provide additional units, and if affordable housing were included, it would be in
support of the WSNHGP. Implementation of this option would also result in much of the
lowlands being preserved and possibly restored, which would minimize potential effects of
exposing people to coastal, seismic, and flooding hazards. However, with development
concentrated near Coast Highway, structures would be located in the higher elevation areas of
the site, which may alter the bluffs and associated viewsheds. Lastly, with a mixed -use, high -
density development, less vehicle trips may be made, which will support the previously
identified MGP.
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7. Resort
This land use alternative includes the creation of a resort -like development with a 150-room
hotel, 50,000 sf of restaurants/retail space, and 500 residential units, with the remainder of the
area as open space. This development option would capitalize on the site's proximity to the
ocean. Implementation of this alternative would support the EDGP of maintaining a positive
fiscal balance, implementing mixed -use, and providing visitor -serving businesses and facilities.
The provision of residential units would help meet the City's need for additional units, which
would be in support of WSNHGP, though to a lesser extent when compared to other land use
alternatives due to the smaller number of units. Active and passive recreational space, as well as
habitat preservation could be incorporated onsite, which would be in support of the ECGP. Siting
of this development needs to consider maintaining the natural landform of the bluffs and
preserving public viewsheds. Additionally, the exact design and scale of development needs to
be consistent with the surrounding community character, in order to support the CCGP. Lastly,
implementation of this option would generate additional traffic and increase peak hour traffic on
a congested roadway, Coast Highway, and not support MGP.
8. Business Park
The Business Park development option can be implemented by itself or in combination with any
other options, as described above. Development under this land use alternative would include a
business park as the primary use on a minimum of 100 acres with 50,000 sf of ancillary retail
uses, while the remainder of the site totaling just over 300 acres would be preserved as open
space. Depending on the exact mix of uses, implementation of this development option could
contribute to maintaining the City's fiscal balance, in support of identified EDGP. Through the
balancing of open space and developed lands, this option would be consistent with CCGP. Given
that the lowlands (western portion of the site) are subject to coastal flooding and seismic hazards,
the business park could be concentrated in the eastern portion of the site, which is higher in
elevation, to minimize these effects. However, exact siting and scale of these uses need to
consider the guiding principles of protecting the bluffs and public viewsheds. The western part of
the site could be preserved and/or include passive recreational uses in areas with important
biological habitat, while the remaining areas could accommodate active recreational uses,
consistent with identified ECGP. If this option is implemented alone, it would generate
additional traffic on Coast Highway during peak hours, though to a lesser extent than other
options since it involves less development overall. This would not be fully consistent with the
MGP.
Table 1-1 Banning Ranch Development Options
AesfdenUdUnits
offices ace
/adostrialS are ICommercials
ace
Parkland
oevetupmentinvon
I (apes)
1
open Space
Amer
Units
I Acres
SF
Acres
SF
Acres
SF
Acres
1
OfangeCoonty6e17eralP1841
0
0
0
0
0
0
0
0
0
yes
Oi/extractlan
2
Newport Beach Ex sting General
plan,
2,600
470.3e
235,600
13
164400
12
50,600
5
11
yes
School
3
W.Newport0/7Company
2,600
N/A
0
0
0
0
0
0
yes
yes
School
4
Tay/or Woodrow Homes
1,750
200E50
0
0
70,000
17
77
118acres
Schaal,HOW175momsl
Open Space
0
0
0
0
0
0
No
411 acres
No
Concentration of Uses Under
6
Existing.Newport Beach General
2,600
NIA164,400
8
50,000
3
Yes
Yes
No
Plan
7
Resort
500
10
0
0
50,000
5
Yes
as
Hotel (150 rooms)
8
Business Park
0
0
200,000
50
50,000
4-10
No
302-308 acres
No
Options in italics denote prior development proposals.
The acreages for the various land uses under the General Plan are approximations.
470.3 acres represents the entirety of two statistical areas that include lands adjacent to Banning Ranch, of these, 92 acres are restored wetlands, 21 acres are reserved for neighborhood and view parks and 5 acres are reserved for
neighborhood shopping center.
° In addition to the 70,000 sf of commercial uses, the 17 acres would also accommodate the hotel use.
0
Beach General Plan
FORMULATION
GPAC REVIEW • May 24, 2004
EIP Associates
Urban Crossroads, Inc.
Applied Development Economics
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will
initiate its discussion and deliberations to determine the appropriate designations for land use
throughout the City. The first step will be the identification of possible land use alternatives for
the 12 subareas that have been selected by the General Plan Update Committee (GPUC).
Following identification, the consultant team will evaluate the comparative traffic, fiscal, and
environmental impacts of these options.
These Geographic Subarea Discussion Papers are intended to serve as a framework for the
GPAC's discussion in defining the land use alternatives for each of the following geographic
subareas within Newport Beach: Banning Ranch, Airport Business Area, Lido Marina
Village/Civic Center, Balboa Village, Cannery Village/McFadden Square, Corona del Mar, West
Newport Coast Highway Corridor, West Newport Residential, Mariner's Mile, West Newport
Industrial, Newport Center/Fashion Island, and Old Newport Boulevard. It is understood that
these encompass areas in which change is likely and/or policy intervention is necessary. Other
areas of the City will be addressed by "global" policies that will be subsequently defined during
the planning process.
These papers present an overview of existing conditions, as well as a summary of key planning
issues/findings affecting each subarea's land uses, as identified through the Visioning Process
and the analyses in the Technical Background Report, and raised by City staff. Guiding
Principles that pertain to or affect land use development of the subarea are also provided. Lastly,
initial land use options for each subarea are identified for GPAC consideration, and additional
land use alternatives may be identified through this process. The impact analyses will be
presented to and reviewed with the GPAC and at workshops designed for input from the general
public in September. Based on the input received, a Preferred Land Use Plan will be selected in
October.
Description of Airport Business Area
The Airport Business Area covers approximately 360 acres and is bound by Campus Drive to the
north, Bristol Street North/Corona del Mar Freeway to the west and Jamboree Road to the
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AirportGeographic Subareas Land Use Policy Formulation:
southeast. As the study area name implies, the area is adjacent to the John Wayne Airport as can
be seen in Figure 2-1 below. It is also in close proximity to the University of California, Irvine.
COSTA MESA
'l "t WINE
Nr Al *1%
il
Figure Figure 2.1 Regional Location of Airport Business Area
This proximity has influenced the many uses in the area that support the airport and the
university, such as research and development, high technology industrial and visitor -serving
uses, such as hotel and car rental agencies. This area consists of 83.7 percent commercial uses
with administrative, professional, and financial office uses accounting for 62.0 percent of the
area's land uses. Multi -tenant commercial accounts for 7.5 percent of the area's land uses and
provide support retail and services for office and industrial employment centers in the area. A
number of industry headquarters are located in the Airport Business Area including Conexant,
and Jazz Industries, along with other major businesses located in Koll Center at MacArthur
Boulevard and Jamboree Road. Industrial related uses account for 13.1 percent of the study area.
Three large hotel developments account for 4.5 percent of the area's land uses. Also significant
are a number of auto -related commercial uses located primarily in the northwest portion of the
area. These auto -related uses include carwash, auto -detailing, rental, repair, and parts shops.
The Airport Business area is surrounded by John Wayne Airport in the County of Orange on the
west, and the City of Irvine on the north and east. Recent development activity in the City of
Irvine's Business Complex has included the transfer of development rights, bringing more
intense development closer to the Airport Business area, and resulting in the conversion of office
to residential entitlement. This activity is changing the area to a mixed -use center.
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Airport Business Area Issues and Opportunities
The following issues were identified for the Airport Business Area through the Visioning
Process, Technical Background Report (TBR) analyses, and by staff.
VISIONINGPROCESS
1. There is consensus that portions of the Airport Business Area are good candidates for
revitalization.
2. Overall, the community prefers revitalization of the Airport Business Area with income
generating land uses, but there is also support for expansion of development.
3. Generally, there is support for a range of development types in this area as long as traffic
is not adversely affected.
4. Survey respondents were comfortable with low-rise office building, opposed to more car
dealerships, and opposed to industrial uses.
5. GPAC members are supportive of non -airport, non -peak hour uses that will discourage
airport expansion.
6. There was broad consensus and support for new hotels in the Airport Business Area.
7. There is support for mixed -use development with residential and revenue -generating
businesses such as hotels and entertainment.
8. There is split support for high-rise development and retail.
9. There was no consensus regarding support for "big box" retail uses.
10. A majority of Visioning participants believe it is acceptable to have more traffic
congestion in certain locations of the City, such as the Airport Business Area, than in
other parts of the City. GPAC members felt that "more" traffic should be defined before
moving ahead with significant development.
TECHNICAL BACKGROUND REPORT
1. The Airport Business Area has a number of under -performing land uses that present an
opportunity for re -use or redevelopment.
2. Multiple and fragmented ownership of properties may constrain new development
proposals.
3. A portion of the area is located adjacent to and subject to compliance with the Orange
County Airport Land Use Plan in terms of uses and height restrictions.
4. The Airport Business Area has been identified as a possible target location for "big box"
retail, service commercial/flex space and car dealerships. In particular, "big box" retail
has been suggested to capture large sales leakages in general merchandise, family
clothing, discount department stores and home improvement store categories. This area,
3
with its proximity to SR 73 and large under-utilized properties was seen as a more
favorable and central location than tourist oriented coastal areas for such uses.
5. There is potential for the transition of older properties in the area to more intensive use
including the addition of major retail uses on sites currently occupied by industrial or
office uses.
CITYSTAFF
1. There are special land use restrictions (SLURs) on properties in the area between Birch
Street and Campus Drive. These restrictions, which will be in place another 10-15 years,
limit development in this area to the existing land uses and development intensity.
2. There are older properties in the area that are unattractive and underutilized.
Automobile services, including auto parts sales, repair, and leasing and rental are
scattered throughout the area.
4. There is potential for infill higher -density housing and affordable housing opportunities
in the area.
5. Staff identified the following "issue and opportunity areas" within the Airport Business
Area. These areas are discussed below, and alternative land uses specific to these areas
are presented for consideration in the Potential Land Use Alternatives section of this
discussion paper.
Campus Tract (between Birch Street and Campus Drive South of MacArthur
Boulevard). This area is adjacent to the John Wayne Airport and currently contains a
mixture of retail, automotive service, airport and flight related uses such as a flight
school, and light industrial. (Re)development in this area is limited by the SLURs and
the Orange County ALUP, which restrict the use, height, and intensity of
development of properties in this tract. The SLURs on these properties will be valid
for another 10-15 years, so it is not likely that significant redevelopment will occur in
the area during this time. Height and use restrictions further limit development
potential of this tract, but several viable options remain for viable long-term uses in
this area. There is the opportunity for 300,000 square feet of entitled development to
be built in this area. Further, consideration must be given to the long-term
development of this area due to the small lot subdivision pattern in this area that is
unlike the larger parcelization of other properties in the area. The smaller lots will
make consolidation of sites more difficult to achieve a modern scale of development.
The City may consider incentives that support and encourage such lot consolidation
to facilitate desired land use alternatives.
Multi -Tenant Industrial (between Birch Street and Westerly Place, west of Dove
Street). This multi -tenant industrial area contains a mixture of older industrial, office,
and R & D uses. This area also includes uses that support the airport and other uses in
the area. This area may be considered for a variety of uses to complement other land
use alternatives proposed, or it may be considered for reuse / or expansion of existing
uses.
Community Commercial Area (at Birch and Dove Streets) south of Radisson Hotel.
This commercial area contains a variety of under -performing uses include a multi -
tenant center, offices, and automotive related uses. There are opportunities for this
area to be expanded and/or reused to provide a greater variety of support services to
complement the long term redevelopment of the area with mixed -use projects that
include housing and thus the need for expanded services such as day care and services
such as dry cleaners, markets, shoe repair, and related -commercial, uses.
Conexant (at Jamboree Road south of Birch Street). Conexant is one of the City's
largest and most viable employers. Land use alternatives for areas adjacent to this
area may consider opportunities for the future expansion of Conexant, and similar
users in the immediate area.
Campus Drive Condominiums (Located on Campus Drive at Von Karman Avenue).
These are older, low-rise condominiums.
Koll Center (MacAruthur Boulevard between Jamboree Road and Birch Street). Koll
Center is an office park of low to mid -rise office buildings. This area also includes
support commercial uses and a hotel. There are large expanses of surface parking.
Guiding Principles
The following guiding principles are from the Economic Development, Community Character,
Environmental Conservation, Workforce and Special Needs Housing, and Mobility Discussion
Papers, and are pertinent to land use development within the Airport Business Area.
EcommiCDEVELOPMENT
4. The General Plan should encourage mixed -use development.
5. General Plan policies will support City efforts to optimize retail sales capture in the
community.
9. General Plan policies will protect the high value of residential property.
10. General Plan policies shall prepare the City to capitalize on market and demographic
changes and opportunities that emerge in key economic centers of the community.
11. The General Plan shall support the careful expansion of visitor -serving businesses and
facilities, including hotels and meeting facilities.
12. The General Plan shall offer a distinct land -use concept and policy framework for the
Airport Business Area.
5
COMMUNITY CHARACTER
2. Maintain and enhance the beneficial and unique character of the different neighborhoods
and business districts that together identify Newport Beach.
3. Future development shall consider the scale, urban form, design, character and quality of
the community.
WORKFORCE AND SPECIAL NEEDSHOUSINC
Promote a balanced residential community, comprised of a variety of housing types,
designs, and opportunities for all social and economic segments including very low, low,
moderate, and upper income households.
3. Consider mixed -use development as a means to create additional housing opportunities.
MOBILITY
1. Establish General Plan land uses and density/intensity limits that will have less impact on
peak hour traffic.
2. Consider the potential benefits and costs (housing, social, community character, fiscal
and economic) of land use and circulation system alternatives before adopting goals
regarding acceptable levels of service for the circulation system.
6. Consider establishing a different level of service standard for the Airport Area, with
consideration of possible impacts on residential areas.
8. Consider urban scale development in areas where there is potential for development
patterns that will minimize traffic.
9. Increase City strategies and programs to enhance the development and use of alternative
transportation modes and transportation systems management.
ENVIRONMENTAL CONSERVATION
3. Minimize air quality degradation through land use practices and circulation
improvements that reduce reliance on the automobile.
Potential Land Use Alternatives for Discussion
The potential land use alternatives discussed below may be considered for this area, in particular
for the "issue and opportunity" areas identified by Staff. These land use alternatives are
presented in a matrix at the end of this discussion that correlates the alternatives to specific
geographic areas for which they may be considered. Figure 2-2 depicts the issue areas and the
various land use alternatives considered for each area.
0
1. Hieh-Density Residential
One land use alternative to consider for this area is infill high -density residential development.
The Airport Business Area provides a unique opportunity for the location of high density
residential where housing can be built within the existing high intensity development context.
The location is close to regional roadways that would minimize local roadway trips during peak
hour travel consistent with the Mobility guiding principle to consider traffic impacts in
identifying future land uses. Further, residential in this area would be within a major employment
center and in close proximity to other regional employment centers in the Irvine Business
Complex. The development of housing in this area also provides the opportunity for the City to
meet its housing element production goals, including the provision of affordable housing. It is
also consistent with several economic development guiding principles related to the economic
revitalization of the Airport Business Area and maintaining high -value residential in the City.
Residential may be considered in the Koll Center, the Campus Drive condominiums and the
possible conversion of the Radisson Hotel to high-rise residential. This alternative may also be
considered in combination with Alternative G. as support retail would likely be a viable
secondary use to residential uses.
2. Mixed -Use Development
This land use alternative may include vertical mixed -use with commercial development on the
ground floor and residential on the floors above, or on larger parcels an integrated development
that includes residential and commercial uses in separate buildings as occurs in Newport Center.
The Airport Business Area is a major employment center in the City and the addition of housing
to the area along with related support services would support and strengthen the economic
vitality of the area and enhance its attractiveness for complementary uses that support the
existing businesses and potential residents such as specialty food markets, day care, and
recreational opportunities. Mixed -use development is consistent with several guiding principals
including Environmental Conservation to improve air quality due to the reduced trips that result
from mixed -use projects relative to single use development projects. It is also consistent with
Economic Development and Workforce and Special Needs Housing guiding principles that
encourage the consideration of mixed -use in appropriate areas. The Airport Business Area was
identified in the Visioning,process as a potential location for mixed -use development.
With land assembly and incentives from the City for lot consolidation, sites large enough for
attractive functional mixed -use projects may be considered; redevelopment of the Campus Drive
condominiums may be one such site. There may be other areas in the Airport Business Area
suitable for smaller scale mixed -use projects that have not been identified here such as the
properties with frontage to Bristol North.
3. Hotels
This land use alternative is for new hotels in the Airport Business Area. There are a few hotels in
the area currently, and there was consensus during the Visioning process that if the City were to
support the development of additional hotels to attract tourists and visitors and enhance the
City's economic base, they should be located in this area. The advantage of the area for new
hotels is its proximity to the airport, major freeways, and location in and near major employment
7
centers in the region. Further, the area has the availability of underutilized properties that have
the potential for redevelopment. Hotels are consistent with several Economic Development
principles including capitalizing on market and demographic changes and opportunities that
emerge in key economic centers of the community, and the expansion of visitor -serving
businesses and facilities including hotels and meeting facilities. Properties in this area that may
be considered for new hotel development include the Koll Center, the Campus Tract, and the
Birch Street Commercial. Hotels may also be considered for other properties in this area that
have not been identified as an issue area, such as along the North Bristol Street corridor adjacent
to the Corona del Mar Freeway.
4. Aviation Corridor
An aviation corridor for airport service uses such as flying schools, airplane sales, airplane rental
and lease, and support services for the owners of private airplanes is an alternative to consider
for the properties in the campus tract between Birch Street and Campus Drive. This location,
adjacent to the airport is less ideal for more sensitive uses such as residential and is better suited
for more intensive uses, which is consistent with the Economic Development guiding principle to
capitalize on opportunities that emerge in key economic centers of the community. The City's
goal with this alternative is to attract economically viable businesses in this corridor that do not
merely support John Wayne Airport, but also provide fiscal benefit to Newport Beach.
5. Auto Sales / Services
Auto sales and/or service are another alternative to consider in this area based on the availability
of large areas of under -performing properties and the fiscal benefit of this land use to the City.
Ideally, this alternative would consider consolidating the existing auto serving uses in this area to
a larger site within the Campus Tract or the Multi -Tenant Industrial area. The location of such
uses in this area is preferable to coastal locations or other areas more desirable for tourist or
visitor serving uses. Automobile sales was identified as a potential land use consideration in the
Economic Study completed for the General Plan Update and is consistent with the Economic
Development guiding principle regarding capitalizing on market and demographic changes and
opportunities that emerge in key economic centers of the community. However, no consensus for
auto sales was achieved through the visioning process. Locations for these uses could include
Bristol North or MacArthur Blvd. frontages, which provide the visibility needed for auto sales.
6. Retail and Support Service Uses
Retail and support uses currently exist at various locations throughout this area including in Koll
Center, the Campus Tract, along MacArthur Boulevard, and North Bristol Street. The greatest
concentration of commercial exists in the Birch Street and Bristol North commercial areas. These
uses primarily provide retail sales and commercial services to the employee base in this area.
However, based upon the Economic Study for this General Plan update, the Airport Business
area, based upon its location, may be considered for additional retail sales such as big box stores
and/or auto dealerships. The area was also identified as the possible location for major retail
sales during the Visioning process. This area would need additional support retail and services
should the higher density development alternatives such as residential and mixed -use be
implemented. Retail sales are consistent with the Economic guiding principle to capitalize on
market and demographic changes and opportunities that emerge in the City's key economic
centers. Possible location for retail and support uses include the Campus Tract, Community
Commercial area, the Multi -Tenant Industrial area; and areas along North Bristol Street adjacent
to the Corona del Mar Freeway.
7. Reuse and/or Expansion of Existin¢ Development
The reuse of existing under -performing or under-utilized sites should be considered as an
alternative land use. For example, the extensive surface parking that exists to service the Koll
Center may be reused for new development in conjunction with the construction of parking
structures. Another example of a reuse opportunity is to consolidate the location of the car rental
uses into one area and utilize the properties for other uses such as those discussed above. The
expansion of major employers such as Conexant may .be also considered. However, as a past
Koll expansion was not approved through the Greenlight process, this alternative would have to
demonstrate clear and significant benefits to Newport Beach to achieve Greenlight approval.
This alternative may be considered in any area where there are viable uses that the City would
like to encourage retention and expansion through policies that encourage and facilitate lot
consolidation. This alternative is consistent with the Economic Development guiding principle
regarding capitalizing on market and demographic changes and opportunities that emerge in key
economic centers of the community. The Community Character guiding principle to enhance
beneficial and unique business districts could be achieved by careful application of design and
development standards for new uses. This alternative would be consistent with the Mobility
guiding principle to consider urban scale development since this area currently contains high-rise
and industrial uses of a more urban character. The guiding principle to consider a different level
of service for the Airport Business area would also be met through the selection of this
alternative as reuse and/or expansion of some uses could result in increased vehicle circulation in
the area.
Table 2.1 Airport Business Area Development Options by Opportunity Area
0 ortuni!
Areas
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Development Options
Beach General Plan
FORMULATION
GPAC REVIEW • May 24, 2004
EIP Associates
Urban Crossroads, Inc.
Applied Development Economics
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will
initiate its discussion and deliberations to determine the appropriate designations for land use
throughout the City. The first step will be the identification of possible land use alternatives for
the 12 subareas that have been selected by the General Plan Update Committee (GPUC).
Following identification, the consultant team will evaluate the comparative traffic, fiscal, and
environmental impacts of these options.
These Geographic Subarea Discussion Papers are intended to serve as a framework for the
GPAC's discussion in defining the land use alternatives for each of the following geographic
subareas within Newport Beach: Banning Ranch, Airport Business Area, Lido Marina
Village/Civic Center, Balboa Village, Cannery Village/McFadden Square, Corona del Mar, West
Newport Coast Highway Corridor, West Newport Residential, Mariner's Mile, West Newport
Industrial, Newport Center/ Fashion Island, and Old Newport Boulevard. It is understood that
these encompass areas in which change is likely and/or policy intervention is necessary. Other
areas of the City will be addressed by "global" policies that will be subsequently defined during
the planning process.
These papers present an overview of existing conditions, as well as a summary of key planning
issues/findings affecting each subarea's land uses, as identified through the Visioning Process
and the analyses in the Technical Background Report, and raised by City staff. Guiding
Principles that pertain to or affect land use development of the subarea are also provided. Lastly,
initial land use options for each subarea are identified for GPAC to consider, and to stimulate
their identification of additional land use alternatives. The impact analyses will be presented to
and reviewed with the GPAC and at workshops designed for input from the general public in
September. Based on the input received, a Preferred Land Use Plan will be selected in October.
Description of Lido Village and Civic Center Area
This sub -area is comprised of two distinct locales, Lido Village and the Civic Center, which
comprises the area in which City Hall is located. Figure 3-1 below shows this area within a
regional context. Lido Village is bounded by Finley Drive to the south, the Lido Channel to the
north and east, and Newport Blvd to the west. Primary uses in Lido Village include salons, home
furnishings, apparel, and other specialty shops ranging from jewelry stores to wine merchants.
Lido Village includes Lido Marina Village, a waterfront development situated between the Lido
Channel, Newport Boulevard, and Via Lido, and is adjacent to City Hall.
Lido Marina Village is primarily a pedestrian -oriented retail area, with a mix of neighborhood -
serving commercial uses and specialty shopping. A parking structure, located in the center of
Lido Village, accounts for 8.3 percent of the land area. The area also contains the historic Lido
Theatre located on Via Lido, and civic/social uses such as the Elks Lodge. Commercial land uses
predominate at 53.5 percent of the area, with some residential condominiums (2.9 percent of the
area) located along Via Lido.
While Lido Village contains specialty retail and restaurants, the Civic Center area is more
public -use oriented. This area primarily contains public/semi-public uses, with City government
offices, a church and a fire station. It consists of the City Hall complex, a Fire Station, a public
parking lot, and a stretch of landscaped parkway along Newport Boulevard; these uses account
for 24.8 percent of the study area. In addition, the area contains multi -tenant commercial uses
such as (38.0 percent of the study area), located in the commercial strip on Newport Boulevard
west of City Hall between Via Lido and 32nd Street. Vacancies account for 3.1 percent of land
uses in the study area.
1.
'COSTA MESA •�. r
{
IRVINE
14
Figure 34 Regional Location of Lido Village and Civic Center Subarea
2
Lido Village and Civic Center Subarea Issues and Opportunities
The following issues were identified for the Lido Village and Civic Center area through the
Visioning Process, Technical Background Report (TBR) analyses, and by staff.
VISIONING PROCESS
1. There is community support to protect historic commercial and residential villages such
as Lido Village.
2. Suggestions of tools to protect villages include narrowing permitted uses; adopting
design and development guidelines; establishing a design review process; and adopting
specific plans.
3. Lido Village was identified as an area suitable for mixed -use development integrating
housing and commercial or office space.
4. There is a question as to whether City Hall is still centrally located for residents.
TECHNICAL BACKGROUND REPORT
1. Lido Marina Village, Lido Plaza and California Beach Building have experienced a high
number of vacancies. At issue is the appropriate type and scale of development to
enhance its character and viability.
2. Lido Marina Village, Lido Plaza and California Beach Building may see pressure for
redevelopment as retail uses under -perform.
3. Parking in this area may be inadequate to support full occupancy of the commercial space
available in the Village.
4. Multiple ownership of properties inhibits cohesive and integrated development.
5. City Hall is considered too small to function as the administrative center for the City.
CITYSTAFF
1. Multiple owners of properties and fragmented land and property leasing agreements
inhibit redevelopment in the area.
2. The Lido Marina Village area is not large enough to be a destination location.
3. The commercial area has limited visibility from Newport Boulevard.
4. There is insufficient parking for full occupancy of uses in the Village and the fragmented
location of available parking is an issue.
5. The existing parking structure in Lido Marina Village is underutilized because it is:
■ Too expensive
■ Not well designed, not open enough, and not well lit
■ Not visible from Via Lido.
6. Commercial strip across Newport Blvd is dated and lacks adequate parking.
7. Via Lido is a wide street that results in unsafe vehicle speeds.
8. Newport Boulevard is not an attractive entry to the Balboa Peninsula.
9. The Lido Theatre is a community resource (historic building).
10. Staff identified the following "issue and opportunity areas" within Lido Village and Civic
Center. These areas are discussed below, and alternative land uses specific to these areas
are presented for consideration. These areas are identified on Figure 3-2 Lido Village and
Civic Center Land Use Alternatives Map and are discussed in the Land Use Alternatives
section.
Lido Marina Village. This small triangular site is located west of Newport Boulevard
between Via Oporto and Via Lido. There are several retail shops located here, but a
large portion of the land area of the Village is occupied by the parking structure that
serves the entire area.
Lido Channel. These properties, part of the Lido Marina Village, are located along the
Lido Channel between 32°d Street and Central Avenue. The Channel properties
contain a mixture of commercial, residential, and civic/social uses (Elks Club). There
is some pedestrian access to the Channel in this area, and a Coastal Commission
requirement that new development provide pedestrian access to the Channel. It is a
long-term goal of the City to have a pedestrian promenade that runs the entire length
of the Channel that links pedestrians shopping in the Village to the Channel and
facilitates easy travel between the two areas.
Lido Village South. This is the larger southerly portion of Lido Village located west
of Newport Boulevard between Via Lido and 32nd Street. As discussed in the
description above, this area primarily contains retail shopping and services in the
shops along Via Lido and the commercial center along Finley Street north of City
Hall. This portion of the Village also contains the historic Lido Theatre, a treasured
City and Village resource.
CityHall. The City Hall complex includes City Hall and a Fire Station. The
outstanding issue regarding the future of this area is whether City Hall will relocate to
a different part of the City or be rebuilt and expanded at this location. No decision has
been made regarding the future of City Hall, so the land use alternatives discussed
later in this paper consider both scenarios.
Newport Boulevard Commercial. This area is located north and west of City Hall
along Newport Boulevard between Via Lido and 32°d Street. This strip commercial
has some healthy, established businesses, but also suffers vacancies. The size and
depth of these properties limit their use for any major development project, but may
be suitable for residential uses, visitor -serving commercial or the reuse and expansion
of the existing viable commercial uses.
4
Guiding Principles
The following guiding principles are from the Economic Development, Community Character,
Environmental Conservation, Workforce and Special Needs Housing, and Mobility Discussion
Papers, and are relevant to land use development within the Lido Village and Civic Center area.
ECONOMICDEVELOPMENT
4. The General Plan should encourage mixed -use development.
5. General Plan policies will support City efforts to optimize retail sales capture in the
community.
9. General Plan policies will protect the high value of residential property.
10. General Plan policies shall prepare the City to capitalize on market and demographic
changes and opportunities that emerge in key economic centers of the community.
11. The General Plan shall support the careful expansion of visitor -serving businesses and
facilities, including hotels and meeting facilities.
COMMUNITYCHARACTER
2. Maintain and enhance the beneficial and unique character of the different neighborhoods
and business districts that together identify Newport Beach.
3. Future development shall consider the scale, urban form, design, character, and quality of
the community.
WORXFORCEAND SPECIAL NEEDS HOUSING
1. Promote a balanced residential community, comprised of a variety of housing types,
designs, and opportunities for all social and economic segments including very low, low,
moderate, and upper income households.
3. Consider mixed -use development as a means to create additional housing opportunities.
MOBILITY
1. Establish General Plan land uses and density/intensity limits that will have less impact on
peak hour traffic.
2. Consider the potential benefits and costs (housing, social, community character, fiscal
and economic) of land ,use and circulation system alternatives before adopting goals
regarding acceptable levels of service for the circulation system.
8. Consider urban scale development in areas where there is potential for development
patterns that will minimize traffic.
9. Increase City strategies and programs to enhance the development and use of alternative
transportation modes and transportation systems management.
ENVIRONMENTAL CONSERVATION
Minimize air quality degradation through land use practices and circulation
improvements that reduce reliance on the automobile.
Suggested Land Use Alternatives
The potential land use alternatives discussed below may be considered for this area, in particular
for the "issue and opportunity" areas identified by staff.These land use alternatives are presented
in a matrix at the end of this discussion that correlates the alternatives to specific geographic
areas for which they may be considered. These options are not mutually exclusive and could be
implemented in combination with one another and/or other alternatives developed by GPAC.
Figure 3-2 depicts the issue areas and the various land use alternatives considered for each area.
0
DEVELOPMENT OPTIONS FOR LIDO VILLAGEAND CIVIC CENTER
1. Create a "Super Block"
One alternative that takes a comprehensive approach to the redevelopment of the Village is to
create a "super -block" that achieves a critical mass to attract viable commercial uses. The super
block would involve consolidation of properties in the southern portion of the Village from
Newport Boulevard to the Lido Channel. This proposal includes the abandonment of Via Malaga
and Via Oporto south of Via Lido to add additional acreage to the block. This alternative would
be coupled with the necessary street improvements to 32"d Street so that it becomes the main
entry to Lido Isle. The super block consolidation could result in larger parcel sizes and enhance
the ability to attract "destination" entertainment and cultural uses to complement the Lido theatre
and enhanced visitor serving retail and service uses in the Village. This alternative could also
facilitate the ability to provide shared parking uses for the area in one central location. The super
block concept is consistent with several Economic Development Guiding principles such as
revitalizing older commercial areas, converting underperforming retail, increasing visitor serving
uses in the City, and capitalizing on market opportunities in key economic centers of the
community. With careful design and attention to maintaining the character of the Village, this
concept could also be consistent with Community Character guiding principles that speak to
maintaining the character and small town feel of the City's Villages such as Lido Marina.
2. Hieher-Density Residential
Medium density housing is a land use option to consider for Lido Village especially for Lido
Channel properties along the waterfront. Given the small size of the Village, commercial uses
should be encouraged in the central Village areas with higher density residential considered in
areas such as channel front properties or locations in the Lido Village South furthest from the
central Village area. The provision of additional housing opportunities is consistent with the
Economic Development guiding principles to maintain high value residential and to increase
retail sales capture by improving the retail market that remains by reducing the amount of under-
performing commercial uses. Further, additional housing increases the local customer base for
commercial uses in the Village and reduces traffic for those who may live and work in the
Village. It would also provide additional housing opportunities for a major City employment
base, Hoag Hospital. Residential opportunities could also be designed as part of mixed -uses in
the area.
3. Mixed -Use Development
This land use alternative may include vertical mixed -use with commercial development on the
ground floor with residential on the floors above, or on larger parcels an integrated development
that includes residential and commercial uses in separate buildings such as currently exist in
Newport Center. Lido Marina Village is nearby to Hoag Hospital, a major employment center in
the City. The addition of housing to the Village would support and strengthen its economic
vitality and attractiveness for complementary entertainment, cultural and recreational uses.
Mixed -use is consistent with several guiding principals including Environmental Conservation to
improve air quality due to the reduced trips that result from mixed -use projects relative to single
7
use development. It is also consistent with Economic Development and Workforce and Special
Needs Housing guiding principles that encourage the consideration of mixed -use in appropriate
areas. With land assembly and incentives from the City for lot consolidation, mixed -use could be
developed in the area and smaller mixed -use projects may be considered for Lido Channel
properties.
4. Entertainment / Cultural Uses
Entertainment, cultural uses, art galleries, art schools, and specialty museums, etc. may be
considered for appropriate locations in the Village. These uses should be concentrated in the
central Village areas along Via Lido so that they are easily visible. These uses are consistent with
Economic Development principles as these uses are a type of visitor service use and they have
the potential to enhance the viability of the Village consistent with the guiding principal to
capitalize on market opportunity in key areas of the community. These uses would also be
consistent with Mobility guiding principles regarding land uses that consider the traffic impacts
since these uses are not peak hour traffic generators.
5. Hotels with Specialty Retail
Another alternative to consider for this Village is lodging. This land use alternative may be in the
form of boutique hotels in the Village with a specialty retail or bed and breakfast establishments.
The Visioning process and Economic Development studies identified the need and desirability
for hotels as a way of attracting additional business to the community. The advantage of this area
for hotels is its proximity to the coast and near a major employment center. Lido Village South
as well as Lido Channel properties are potential locations in the Village for specialty
hotel/lodging opportunities. Hotels are consistent with several Economic Development principles
including capitalizing on market and demographic changes and opportunities that emerge in key
economic centers of the community, and the expansion of visitor -serving businesses and
facilities including hotels and meeting facilities.
6. Visitor-Servine Commercial
This land use alternatives covers a broad range of commercial uses from retail commercial, to
hotels, to ice cream parlors, and restaurants. There are several vacant and/or underutilized
properties in the Village that would be suitable for these uses including, the area south of Via
Lido, properties north of Via Lido adjacent to the parking structure, and Lido Channel properties.
This alternative is consistent with Economic Development guiding principles to increase visitor -
serving uses and to capitalize market opportunities in key community areas.
7. Reuse/Expansion of Existine Uses
Continuation of existing uses through expansion or redevelopment is another land use option for
properties in this area. In particular, the City encourages the retention of the Lido Theatre and
uses that complement and support the theatre. This land use alternative does not generate the
economic opportunity of some of the more ambitious proposals such as development of the super
block, but expansion and/or reuse is consistent with Community Character guiding principles to
maintain the small town feel and character of established Villages such as Lido.
8. StreetlCorridor Improvements
The following considerations for street and streetscape improvements have been identified:
■ Improve the streetscape along Newport Boulevard so that it is a more attractive entry to
the City and/or the Peninsula.
■ Improve the streetscape along Via Lido to make it more pedestrian friendly, i.e. add
angled parking, narrow the travel lanes, etc.
■ Implement a pedestrian promenade along the Lido Channel that facilitates pedestrian
connections between the Village shops and Channel frontage.
■ Reconfigure 32nd Street so that it serves as the primary entry to Lido Isle. The
improvements proposed to Via Lido will slow traffic and facilitate the use of 32nd Street
as the main entry to Lido Isle. This improvement was also a recommendation of the
Balboa Peninsula Planning Area Study completed in September 1996.
9. Relocate City Hall
This option would allow redevelopment of the Civic Center properties with the land use
alternatives discussed above. The City Hall is located on property that is approximately one-
fourth of the land area of the Village and provides opportunities for a full range of development
options discussed. Refer to 1-6 above.
10. Rebuild City Hall in the Current Civic Center Area
The City has the option to demolish and rebuild City Hall at its current location using a more
efficient design. The issue has been raised as to whether City Hall is centrally located to
efficiently serve all residents and there have been discussions about possible relocation. One idea
would be to apply the super block concept and share parking between City Hall and Village uses.
Table 3.2 Lido Village and Civic Center Area Development Options by Opportunity Area
Development Options
0
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R
C
t y
^m
CCc
N
a
d
N
b
u
,N�
V
1
Super -Block
X
X
2
Higher -Density Residential
X
X
X
X
3
Mixed -Use Development
X
X
X
X
4
Entertainment I Cultural Uses
X
X
5
Hotels with Specialty Retail
X
X
X
X
6
Visitor -Serving Commercial
X
X
X
X
X
1
ReuselExpansion of Existing Uses
X
X
X
X
X
8
StreetlCorridor Improvements
X
X
X
X
9
Relocate City Hall
X
10
Rebuild City Hell in Civic Center Area
X
Y
i
r-
Beach General Plan
FORMULATION
GPAC REVIEW • May 24, 2004
EIP Associates
Urban Crossroads, Inc.
Applied Development Economics
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will
initiate its discussion and deliberations to determine the appropriate designations for land use
throughout the City. The first step will be the identification of possible land use alternatives for
the 12 subareas that have been selected by the General Plan Update Committee (GPUC).
Following identification, the consultant team will evaluate the comparative traffic, fiscal, and
environmental impacts of these options.
These Geographic Subarea Discussion Papers are intended to serve as a framework for the
GPAC's discussion in defining the land use alternatives for each of the following geographic
subareas within Newport Beach: Banning Ranch, Airport Business Area, Lido Marina
Village/Civic Center, Balboa Village, Cannery Village/McFadden Square, Corona del Mar, West
Newport Coast Highway Corridor, West Newport Residential, Mariner's Mile, West Newport
Industrial, Newport Center/ Fashion Island, and Old Newport Boulevard. It is understood that
these encompass areas in which change is likely and/or policy intervention is necessary. Other
areas of the City will be addressed by "global" policies that will be subsequently defined during
the planning process.
These papers present an overview of existing conditions, as well as a summary of key planning
issues/findings affecting each subarea's land uses, as identified through the Visioning Process
and the analyses in the Technical Background Report, and raised by City staff. Guiding
Principles that pertain to or affect land use development of the subarea are also provided. Lastly,
initial land use options for each subarea are identified for GPAC to consider, and to stimulate
their identification of additional land use alternatives. The impact analyses will be presented to
and reviewed with the GPAC and at workshops designed for input from the general public in
September. Based on the input received, a Preferred Land Use Plan will be selected in October.
Description of Balboa Village
Balboa Village is the historic center for commercial, recreational, and social activities in the
community. Balboa Village is located on the Balboa Peninsula between Coronado Boulevard to
the northwest, and A Street to the southeast. Figure 4-1 shows the regional location of Balboa
Village. This study area has 19 acres, of which a mix of commercial uses represents 33.5 percent
(6.4 acres) of land uses within the area. Of the retail uses, multi -tenant buildings with a variety of
1
r
commercial uses are the largest commercial land use, representing 15.3 percent (2.9 acres) of the
area. The retail uses are a mix of neighborhood -serving and visitor -serving commercial, i.e., ice
cream, bike rentals, and T-shirt shops. Fast food and dine -in restaurants, apparel and specialty
shops predominate along Balboa Boulevard and Bay Avenue. A "fun zone" along Edgewater
Place includes entertainment uses such as an arcade, amusement park rides, fast food restaurants,
and souvenir shops. Marine -related commercial uses such as ferries to Balboa and Catalina
Islands, and harbor tours are present in the area. There are a number of commercial vacancies
throughout the area, as shown on the table, as well as in the multi -tenant complexes along
Edgewater Place. This study area is pedestrian -oriented with articulated building facades, and
signage that is pedestrian scale.
The single largest land use category in the study area is public parking. Two parking lots account
for 36.9 percent (7.0 acres) of the area's land uses, providing parking for the adjacent beach area
as well as the study area. This is appropriate in an older pedestrian -oriented area where buildings
typically have zero lot lines (built to the property line), and relatively limited private parking
areas.
Residential land uses accounting for 21.5 percent (4.1 acres) of the area are located primarily
within the western portion of the study area from Adams Street to Coronado Street, at the eastern
boundary of the area, and along Ocean Front. A large park, Peninsula Park, accounts for 4.8
percent (0.9 acres) of the area. The City has embarked upon a number of public improvements in
the area within the last few years, which include the addition of street furniture, lighting,
landscaping and decorative paving. This study area is within a Specific Plan area.
The Balboa Peninsula Planning Study was conducted in 1996. The study concluded the area has
a strong marine heritage, and has drawn fishermen, recreational boaters, summer residents, and
beachgoers. Over time, the area has experienced a transition to year-round residential use while
the visitor uses have continued, and there has not been comprehensive planning to ensure the
compatibility of these uses. Parking supply has been addressed, but there has not been a plan to
provide adequate parking for the convenience of residents, their guests, and shoppers. There is
more commercial space than can be supported by residents alone, and marginal commercial
space is used by businesses that are seasonal and do not promote a quality image for the
Peninsula.
In 1997, the Balboa Peninsula Planning Advisory Committee (BPPAC) published its vision for
Balboa Village. The vision consisted of aesthetic improvements such as landscaping, pedestrian
amenities, and design standards. The vision addressed property maintenance standards, parking
district implementation, and circulation improvements. The vision also sought to establish a
"family marine recreation theme," upgrade the Fun Zone, and improve the quality and mix of
commercial tenants. As of 2004, landscaping, pedestrian amenities, and design standards, have
been implemented for the area.
2
COSTA MESAS
f
IRVINE
r* +'
t
Figure 4.1 Regional Location of Balboa Village
Balboa Village Issues
The following issues were identified for the Balboa Village area through the Visioning Process,
Technical Background Report (TBR) analyses, and by staff.
VISIONING PROCESS
1. Mixed -use development is considered appropriate within Balboa Village.
2. Visioning participants recognized Balboa Village could benefit from revitalization
efforts.
3
3. Rezoning of underutilized commercial lands for residential or mixed -use development
should be considered.
4. Year-round tourism on Balboa Peninsula is inadequate to support all commercial areas
and interest has been expressed to rezone areas for residential or mixed -use development.
TECHNICAL BACKGROUND REPORT
Programs developed for the improvement of the area include the Balboa Peninsula Sign
Overlay, Balboa Village Public Improvements and Design Guidelines, and City
acquisition of the Balboa Theater.
2. The commercial area is in close proximity to residential neighborhoods, which can create
conflicts due to traffic, parking, air and noise pollution.
3. Balboa Village is in the Coastal Zone and development within the zone is governed by
policies in the Local Coastal Plan.
4. Commercial uses are underperforming; this is the lowest retail sales per square foot area
in the city.
5. There are several vacancies in the area.
6. A number of commercial tenants are dependent on seasonal demand. Much of these uses
are marginal in quality of goods and services provided.
CITYSTAFF
1. Since Balboa Village is located on the Balboa Peninsula, it is relatively remote and has
limited access from other parts of Newport Beach and the surrounding region.
2. Customers of the Catalina Flier, a private business, utilize much of the public parking lot
near the pier during the peak summer season, reducing the amount of public parking
available.
Many parcels in the area are small and do not have parking spaces. The rehabilitation and
reuse of existing structures is inhibited by the code requirements to provide on -site
parking, because doing so would require sacrificing building square footage for parking
spaces.
4. The "old time" beach experience is part of the unique charm and character of Balboa
Village. There is an opportunity to revitalize and enhance the area perhaps with a Historic
District.
Guiding Principles
The following guiding principles are from the Economic Development, Community Character,
Environmental Conservation, Workforce and Special Needs Housing Housing, and Mobility
Discussion Papers, and are pertinent to land use development within the Balboa Village Area.
El
ECONOMICDEVELOPMENT
1. General Plan policies will maintain the City's positive fiscal balance.
3. General Plan policies will encourage the revitalization of older commercial areas.
4. The General Plan should encourage mixed -use development.
5. General Plan policies will support City efforts to optimize retail sales capture in the
community.
6. The quantity of land designated for commercial use and the development standards that
regulate such uses shall reflect the market support that can reasonably be anticipated
during the General Plan time horizon.
7. General Plan policies will facilitate the development and retention of a variety of
business types that strengthen the vitality of the local economy.
8. Additional development entitlement needs to demonstrate significant fiscal, economic or
other community benefit.
9. General Plan policies will protect the -high value of residential property.
11. The General Plan shall support the careful expansion of visitor -serving businesses and
facilities, including hotels and meeting facilities.
COMMUNITY CHARACTER
1. Protect and enhance the natural setting that contributes to the character and identity of
Newport Beach and the sense of place it provides for its residents and visitors.
2. Maintain and enhance the beneficial and unique character of the different neighborhoods
and business districts that together identify Newport Beach.
3. Future development shall consider the scale, urban form, design, character and quality of
the community.
5. Preserve the community's heritage.
WORKFORCE AND SPECIAL NEEDSHOUSINC
1. Promote a balanced residential community, comprised of a variety of housing types,
designs, and opportunities for all social and economic segments including very low, low,
moderate, and upper income households.
2. Maintain quality residential development through the application of soundplanning
principals and policies that encourage the preservation, conservation and appropriate
redevelopment of the City's housing stock.
3. Consider mixed -use development as a means to create additional housing opportunities.
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4. Consider the rezoning of under -performing commercial areas to allow residential or
mixed -use development.
5. General Plan policies shall protect the high value of residential property.
MOBILITY
Establish General Plan land uses and density/intensity limits that will have less impact on
peak hour traffic.
3. Regional traffic will be included in the analysis of land use alternatives, but such traffic
will not be the sole reason for rejecting a land use alternative that would have net benefits
to Newport Beach.
4. In selecting land use and circulation system alternatives, weight will be given to traffic
congestion that is ongoing as well as to congestion that is limited to a few hours of the
day or a few months of the year.
7. Improve parking supply and use of existing resources, and reduce congestion in tourist
areas.
9. Increase City strategies and programs to enhance the development and use of alternative
transportation modes and transportation systems management.
ENVIRONMENTAL CONSERVATION
3. Minimize air quality degradation through land use practices and circulation
improvements that reduce reliance on the automobile.
5. Encourage the protection and creation of public viewsheds within the City.
Potential Land Use Alternatives for Discussion
DEVELOPMENT SCENARIOS
For Balboa Village, several development preliminary scenarios have been identified, as
discussed below. These options are not mutually exclusive and could be implemented in
combination with one another and/or other alternatives developed by GPAC.
1. Existine City of Newport Beach General Plan
The existing Newport Beach General Plan allows for total development of approximately 2,739
dwelling units, and 281,859 square feet of retail and service commercial uses in the Central
Balboa Statistical Area. The maximum commercial floor area ratio (FAR) is 1.0. Second floor
residential development over first floor commercial is permitted at 1.25 FAR. The City's General
Plan proposes various densities for residential uses, with a mix of residential types, ranging from
single-family to multi -family housing. Government, Educational and Institutional Facilities and
Recreational and Environmental Uses are also.allowed in the area.
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Development of additional residential uses would help meet the Workforce and Special Needs
Housing Guiding Principle to provide a balanced residential community of varying housing types
and offer an opportunity to provide affordable housing. Economic Development Guiding
Principles to attain fiscal balance and protect the high value of residential property could also be
supported by this scenario.
Future development consistent with the existing General Plan would not explicitly further
Community Character Guiding Principles, Environmental Conservation or Mobility Guiding
Principles because land use strategies are not overtly directed toward these objectives. This
alternative does not explicitly address the desire to revitalize the area.
2. Mixed -Use
This land use development option includes reuse of underperforming uses with vertical mixed -
use structures: housing and/or office uses located above commercial uses. The mix of uses
appropriate for this area includes single-family, multi -family residential uses, limited
neighborhood commercial uses, and some office/light industrial space. Loft -style and live/work
housing are options for the area as they could support cultural and artistic uses in the area.
Similar to the BPPAC option, this option supports Economic Development Guiding Principles
seeking fiscal balance, revitalization, and local economic vitality by replacing underperforming
uses with improved quality uses. It supports retail sales optimization to a lesser extent, as
commercial development is only one of many allowed uses. The proposed mix of uses under this
option would be in support of the Community Character Guiding Principle to maintain the scale
and unique character of the neighborhood, with mixed -use development contributing to the
village character of the neighborhood. Residential uses would meet the Workforce and Special
Needs Housing Guiding Principle to provide mixed -use housing and help to meet the City's need
to provide additional units. If affordable housing were included, it would be in support of the
Workforce and Special Needs Housing Guiding Principle.
This option is one of the few that supports the Environmental Conservation Guiding Principle to
minimize air quality degradation through land use practices that consolidate complementary uses
such as housing and neighborhood serving commercial. While the Mobility Guiding Principle to
reduce peak hour traffic impacts would potentially conflict with this option, other principles
would be met by adopting an urban scale development pattern to minimize traffic, and improving
parking supply by onsite parking provision for mixed -use developments.
3. Destination Use/ Entertainment Venue
A variation of implementation of the existing General Plan would be to encourage the
establishment of an Entertainment/Destination Center capitalizing on the Village's proximity to
the ocean and harbor and existing day time visitor -serving uses such as the Fun Zone, ferry, pier,
restaurants, live theatre venue and shops. Additional development would focus on higher quality
visitor -serving uses such as restaurants and specialty shops. This option would provide the
opportunity to enhance the current visitor -serving character of Balboa Village with an emphasis
on replacing underperforming uses with quality retail and supporting uses directed towards
daytime visitors. With a renewed focus as a Destination Center, the area could implement shared
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parking with shuttle service and/or pedestrian and bikeway improvements to facilitate visitor
access and circulation.
Similar to the BPPAC option, this option supports Economic Development Guiding Principles
seeking fiscal balance, revitalization, retail sales optimization, local economic vitality, and
expansion of visitor -serving uses. It supports the Community Character Guiding Principle of
preserving community heritage and enhancing the area's unique character. The Mobility Guiding
Principles to adopt parking and congestion management strategies and alternative transportation
modes would also be met if parking and shuttle improvements were implemented.
4. Expand Visitor-Servine Uses (Hotels, Inns, and Bed & Breakfasts)
Another variation on the Destination Use option is to focus development on the expansion of
visitor -serving uses, specifically hotels and similar uses. Hotels, inns and bed & breakfast
establishments could be targeted for development in Balboa Village, again capitalizing on its
proximity to the ocean and harbor and the existence of day time visitor -serving uses such as the
Fun Zone, ferry, pier, restaurants and shops.
This option supports Economic Development Guiding Principles encouraging fiscal balance,
retail sales optimization, local economic vitality, and expansion of visitor -serving uses.
Differentiating this option from the Destination Use scenario, an additional benefit to the
community would result from the increase in transient occupancy tax (TOT) applied to overnight
visitors. The Community Character Guiding Principles of preserving the community's heritage
as a tourist destination and enhancing Balboa Village's unique character are supported by this
option. Mobility Guiding Principles and Workforce and Special Needs Housing Guiding
Principle would not explicitly be furthered by this option. The Environmental Conservation
Guiding Principle to protect public viewsheds could potentially be supported by thoughtful siting
of visitor -serving developments.
5. Consolidate Commercial Uses with Residential West of Adams
This option pertains to the area west of Adams Street. The current uses north and south of Balboa
Blvd. are a mix of commercial and residential uses. These commercial uses are outside the core
Village and tend to be marginal. These may not be the most compatible uses for this area as
adjacent commercial and housing uses that were not planned for may experience operational
conflicts such as noise, garbage and parking competition. The option proposes to replace
commercial uses with residential uses potentially supporting the Workforce and Special Needs
Housing Guiding Principle to maintain quality residential development, and rezone under-
performing commercial uses for housing uses. It also seeks to consolidate commercial uses,
minimizing underperforming uses and creating a synergy of supporting uses, supporting
Economic Development Guiding Principles of fiscal viability, market demand, and revitalization.
This option also serves the Community Character Guiding Principles to maintain and enhance
the beneficial and unique neighborhood character.
0
Beach General Plan
FORMULATION
GPAC REVIEW • May 24, 2004
E►P Associates
Urban Crossroads, Inc.
Applied Development Economics
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will
initiate its discussion and deliberations to determine the appropriate designations for land use
throughout the City. The first step will be the identification of possible land use alternatives for
the 12 subareas that have been selected by the General Plan Update Committee (GPUC).
Following identification, the consultant team will evaluate the comparative traffic, fiscal, and
environmental impacts of these options.
These Geographic Subarea Discussion Papers are intended to serve as a framework for the
GPAC's discussion in defining the land use alternatives for each of the following geographic
subareas within Newport Beach: Banning Ranch, Airport Business Area, Lido Marina
Village/Civic Center, Balboa Village, Cannery Village/McFadden Square, Corona del Mar, West
Newport Coast Highway Corridor, West Newport Residential, Mariner's Mile, West Newport
Industrial, Newport Center/Fashion Island, and Old Newport Boulevard. It is understood that
these encompass areas in which change is likely and/or policy intervention is necessary. Other
areas of the City will be addressed by "global" policies that will be subsequently defined during
the planning process.
These papers present an overview of existing conditions, as well as a summary of key planning
issues/findings affecting each subarea's land uses, as identified through the Visioning Process
and the analyses in the Technical Background Report, and raised by City staff. Guiding
Principles that pertain to or affect land use development of the subarea are also provided. Lastly,
initial land use options for each subarea are identified for GPAC to consider, and to stimulate
their identification of additional land use alternatives. The impact analyses will be presented to
and reviewed with the GPAC and at workshops designed for input from the general public in
September. Based on the input received, a Preferred Land Use Plan will be selected in October.
Description of Cannery Village
Cannery Village is the historic center of the City's commercial fishing and boating industry and
has a mix of small shops, art galleries, and professional offices and service establishments. This
area is bounded by 32nd Street to the north, Balboa Boulevard to the west, Lido Channel to the
east, and 26th Street to the south. Figure 1-1 details land uses in the Cannery Village area. The
area is primarily commercial (71.3 percent of the subarea) with a variety of neighborhood -
serving commercial and specialty shops. Residential uses comprise 15.4 percent of the area,
these are mostly multi -family and/or attached homes. A new loft -style development has recently
been constructed. Additionally, older developments in the area include some single-family
residential units combined with commercial uses on single lots.
Specialty retail in the area includes home furnishings and art galleries, and architectural and
design offices. There are also professional offices, located mostly in the northern portion of the
area. Community -related commercial uses, such as Albertson's grocery and gyms, are located in
the area. Dine -in and fast food restaurants account for more than 7.0 percent of the land area.
Marine -related commercial (boat sales) and marine -related industrial uses (boat repair) can also
be found between Newport Boulevard and the Lido Channel, representing 2.2 percent and 1.5
percent of the area respectively.
Religious institutions are located in the northwest portion of the area and represent 4.8 percent of
land uses. Public parking is available on several small lots throughout the area, accounting for
3.1 percent of land uses. Vacant lots or buildings account for less than 2.0 percent of the area.
This area is included within the Cannery Village/McFadden Square Specific Plan.
Description of McFadden Square
McFadden Square lies south of Cannery Village, and is bounded by 26th Street to the north, 19th
Street to the south, and Ocean Front and the Pacific Ocean to the west. It features commercial
operations from restaurants, beach hotels, dory fishing boats, and tourist -oriented shops to
service operations and facilities that serve the Peninsula. An important feature of this area
includes the Newport Pier, which attracts many visitors. Figure 1-2 details land uses in the study
area. The McFadden Square area is known for its marine -related industries such as shipbuilding
and repair facilities on the harbor, some of which have been in continuous operation for over
fifty years. Commercial land uses are largely concentrated in the commercial strips of Balboa
and Newport Boulevards, with residential along Ocean Front.
This area is a combination of residential (39.6 percent) and commercial (27.8 percent) uses, with
multi -tenant and visitor -serving commercial uses, such as t-shirt shops, and rental shops. Dine -in
and fast food restaurants account for 7.0 percent of the area. There are also many bars and clubs
in the area with some featuring live music, especially along Ocean Front. The Newport Pier
E
extends from McFadden Square, and there are many nearby recreational uses (bike rentals, surf
shops, etc.).
Other uses in the area include industrial and public uses. There are a number of marine -related
industrial uses (boat storage, restoration and repair, etc.) between Newport Boulevard and the
West Lido Channel. Balboa Community Center is located just south of the pier and accounts for
7.0 percent of the land uses within the area. Public parking (22.1 percent of area land use) is
available in two lots, of which the easternmost one is separated from commercial uses by
residential uses. These lots primarily serve the beach users, tourists, and the restaurant patrons.
Much of the McFadden Square area is pedestrian -oriented, with storefronts facing the street, the
presence of signage at a pedestrian scale, outdoor furniture, and landscaping to provide a
pleasant environment. However, certain areas present difficulty for pedestrian street crossing.
Specifically the intersection of Newport and Balboa Boulevards, known as "Mixmaster" is one
such crossing as the roadway configuration at this location allows traffic flow from different
directions and the street is wide. Improvements at this intersection are currently under
construction.
Issues
The following issues/findings were identified for Cannery Village and McFadden Square
through the Visioning Process, Technical Background Report (TBR) analyses, and by City staff.
VISIONING PROCESS
Cannery Village and McFadden Square
1. Both Cannery Village and McFadden Square need continuing revitalization. The City
should be proactive in creating a revitalization vision to help guide future private
development.
3
2. Peak season traffic volumes have been raised as an issue, especially on the Balboa
Peninsula.
3. Mixed -use represents an opportunity for development.
4. Parking in the coastal areas such as Balboa Peninsula is generally viewed as inadequate.
McFadden Square
5. Rezoning of underutilized commercial lands for residential or mixed -use development
should be considered, particularly in McFadden Square.
TECHNICAL BACKGRO uim REPORT
Cannery Village and McFadden Square
1. Roadway volume traffic count data indicates that summer weekend daily traffic volumes
increase by more than 30% on Newport Boulevard south of Coast Highway. Roadway
volume traffic count data also indicates that summer weekday daily traffic volumes
increased based on data collected on Newport Boulevard in front of City Hall. The
increases on mid -week weekdays (Tuesday through Thursday) compared to shoulder
season weekday conditions are approximately half of the increase observed for summer
weekend day. Summer traffic volume increases on Mondays and Fridays, however, are
very similar to the summer weekend day increases.
Cannery Village
2. New mixed -use developments need to consider building design, type of commercial uses,
and compatibility of residential uses.
3. Multiple ownership of individual parcels inhibits the area's cohesive and integrated
development.
CITYSTAFF
Cannery Village
1. In general, the lot sizes are small and streets are narrow within the area, which preclude
any large-scale, significant development.
2. Incompatibility issues associated with noise and parking occur in areas where residential
and commercial uses interface.
3. The feeling of Old Newport's historic marine uses provides distinct character to the area
that can be capitalized on in the future.
4. Mixed -use developments located away from the commercial corridor do not appear to be
successful as the ground floor of these structures does not have active retail uses.
5. Due to the age of some buildings, hazardous materials from marine -related uses could be
present and may require remediation prior to redevelopment.
McFadden Square
6. The McFadden Square area contains some historic structures in poor condition that can
be enhanced through establishing a historic district and by offering incentives for reuse.
4
7. Vehicular access to the area, particularly on the bay side, is somewhat limited.
8. Existing retail and beach uses are successful and the area also has a strong entertainment
component that can be capitalized upon.
Guiding Principles
The following guiding principles are from the Economic Development, Community Character,
Environmental Conservation, Affordable Housing, and Mobility Discussion Papers, and are
pertinent to land use development within the Cannery Village and McFadden Square Subareas.
ECONOMICDEVELOPMENT
1. General Plan policies will maintain the City's positive fiscal balance.
2. General Plan land use policies will facilitate an economically viable concentration of
marine uses.
3. General Plan policies will encourage the revitalization of older commercial areas.
4. The General Plan should encourage mixed -use development.
COMMUNITY CHARACTER
2. Maintain and enhance the beneficial and unique character of the different neighborhoods
and business districts that together identify Newport Beach.
3. Future development shall consider the scale, urban form, design, character and quality of
the community.
5. Preserve the community's heritage.
ENVIRONMENTAL CONSERVATION
4. Minimize air quality degradation through land use practices and circulation
improvements that reduce reliance on the automobile.
6. Minimize the exposure of people to noise hazards.
7. Minimize intrusion from light sources.
WORKFORCE AND SPECIAL NEEDSHOUSINO
1. Promote a balanced residential community, comprised of a variety of housing types,
designs, and opportunities for all social and economic segments including very low, low,
moderate, and upper income households.
3. Consider mixed -use development as a means to create additional housing opportunities.
4. Consider the rezoning of under -performing commercial areas to allow residential or
mixed -use development.
MOBILITY
1. Establish General Plan land uses and density/intensity limits that will have less impact on
peak hour traffic.
7. Improve parking supply and use of existing resources, and reduce congestion in older
tourist areas.
5
Potential Land Use Alternatives for Discussion
DEVELOPMENT OPTIONS FOR CANNERY VILLAGE
The following development options are suggested for GPAC's consideration for the Cannery
Village area. These options are not mutually exclusive and could be implemented in
combination with one another and with other alternatives developed by GPAC. The exact siting
of these options will also be determined by GPAC.
1. Cannery Villaee/McFadden Square Specific Plan
Implementation of the Specific Plan would allow for the following uses within Cannery Village:
specialty retail uses from 29`h Street to 32nd Street, bounded by Newport Boulevard and Villa
Way; residential uses (R2) along Balboa Boulevard where existing multi -family residential is
currently located; recreational and marine commercial uses on the east side of Lafayette Avenue;
and retail and service commercial uses in the remainder of the area. The intent of the Specific
Plan is to enable Cannery Village to serve as an active pedestrian -oriented specialty retail area
with visitor -serving, neighborhood commercial, and marine -related uses. The primary focus of
this area would be the establishment of a specialty retail district that would be served by a central
public parking facility on 30d' Street. Single- and multi -family residential uses are allowed on
the upper floors of all commercial uses, when the first floor is occupied by a permitted use. The
recreational and marine commercial designation encourages the continuation of marine oriented
uses along the channel. Specific Plan implementation could involve reuse of existing buildings
or new structures.
Implementation of the Cannery Village/McFadden Square Specific Plan would convert single-
family and multi -family residential uses to commercial, while allowing residential uses to be
incorporated on the upper floors of parcels zoned for commercial uses. Additionally, public/semi
public uses in the northeastern portion of Cannery Village would allow for specialty retail uses.
This may be consistent with Economic Development Guiding Principles (EDGP) of maintaining
the City's positive fiscal balance, and would fully support the guiding principles of revitalizing
the area and including mixed -use developments. The recreational and marine commercial
designation encourages the continuation of marine oriented uses, which would be in support of
the EDGP of facilitating an economically viable concentration of marine uses.
Achieving the Community Character Guiding Principle (CCGP) of maintaining the unique
character, scale, urban form or design of Cannery Village would depend on the design of the new
buildings and the density and use of the area. If mixed -use projects containing residential and
retail are implemented, reduced reliance on the automobile could occur, in support of the
Environmental Conservation Guiding Principles (ECGP) and the Mobility Guiding Principles
(MGP). However, the commercial uses could expose the residents to additional noise or light
sources, which would conflict with the ECGP. Lastly, if additional housing opportunities are
provided in the commercial areas, which is allowed under the Specific Plan, this would be in
support of the Workforce and Special Needs Housing Guiding Principles (WSNHGP).
6
2. Mixed -Use Development
This option would allow for the revitalization and conversion of existing commercial and
industrial buildings to mixed -use developments consisting of residential and retail uses. New
structures containing this type of development could also occur. This option is intended to
intensify the number of residents in the area to help support the commercial uses in Cannery
Village, and the uses located in the Lido Village and Civic Center area. These types of mixed -use
developments would be compatible with existing uses, and could be sited in a variety of
locations within the area.
Implementation of this option would fully support the EDGP of encouraging revitalization of
older commercial areas and mixed -use developments. However, this option may not fully meet
the EDGP of maintaining the City's positive fiscal balance if existing commercial and industrial
uses are converted for residential uses.
Achieving the CCGP of maintaining and enhancing the unique character of the Cannery Village
area and preserving the community's heritage would depend on the design of new buildings and
the density and use of this area. Implementation of this alternative would result in revitalization
of the area, which would improve the quality of the community. However, mixed -use
developments could create noise conflicts between residential and commercial uses.
Addition of mixed -use developments can encourage people to work and live within the same
area, thus minimizing the need to drive an automobile. Implementation of this option could
minimize air quality degradation and peak hour traffic, both of which are in support of the ECGP
and the MGP. Lastly, the conversion of some commercial or industrial use to accommodate
residents would create additional housing opportunities within Newport Beach, which is in
support of the WSNHGP.
3. Artist Lofts, Live/Work Developments
Under this option, mixed -use developments consisting of artist lofts and/or live/work
developments would be encouraged as part of the revitalization strategy for Cannery Village.
Existing residential, commercial, and industrial buildings can be renovated to include these types
of projects, or new structures can be implemented. With the recently implemented loft -style
developments and the presence of art galleries in the area, the addition of artist lofts would
complement the existing uses. The ground floor could accommodate retail uses, such as gallery
space for the artists. Live/work developments that could accommodate offices and residences in
the same space for architects and designers would also be compatible with existing uses.
Similar to the development option described above, implementation of artist lofts and live/work
developments would fully support the EDGP of encouraging revitalization of older commercial
areas and mixed -use developments. However, these types of developments may not fully meet
the EDGP of maintaining the City's fiscal balance if existing commercial or industrial uses are
converted to residential uses. Renovation and reuse of existing buildings, as well as new
structures, could maintain and enhance the unique character, and the scale and design of the
existing buildings within the City, as well as preserving the community's heritage.
Implementation of artist lofts and live/work situations would be in support of the CCGP. With
these types of developments, people such as architects, designers, or artists of the area could
7
work and live in the same space, which can reduce vehicle trips. Thus, this option would support
ECGP and MGP. Implementation of this option would also support WSNHGP by providing
additional housing opportunities.
4. Open Space
The island area bounded by 30a` Street on the north, Newport Boulevard on the west and east,
and 26a` Street to the south could be converted to open space such as parkland under this option.
Currently, this area contains commercial uses, some of which are in need of revitalization. The
City would have to purchase this land and relocate or purchase the businesses to convert it to
recreational space. Implementation of this development option would create an aesthetically
pleasing space, and provide visual relief from the surrounding urban environment.
Conversion of this area would not meet EDGP as recreational use would not generate revenues,
and require City funds to maintain the grounds. Additionally, this option would not be in support
of WSNHGP as no new housing opportunities would be created. However, conversion of
existing commercial uses to open space would be consistent with CCGP, ECGP, and MGP.
5. Shuttle Staeine Area
A shuttle to transport beachgoers from the public parking lots could be implemented on the
Balboa Peninsula. A staging area for the beach shuttle would be needed and could be
incorporated into the Cannery Village area due to its proximity to the ocean. Bounded by 30u'
Street on the north, Newport Boulevard on the west and east, and 26a Street on the south, the
island area can accommodate the shuttle staging area. The staging area would be located across
the street from public parking lots, and be able to serve tourists wanting to visit the City beaches
located throughout the Peninsula. As previously discussed, this area presently contains
commercial uses that are in need of revitalization. Implementation of this development option
would require the City to purchase this land and convert the commercial structures for this use.
A shuttle staging area would not support the EDGP since a loss of revenues from the commercial
uses and possibly additional City funding to maintain and operate the shuttle would occur under
this option. This option would also not support the WSNHGP because no additional housing
would be provided. However, this option would be in support of the MGP by minimizing traffic
in the Cannery Village area, and the rest of the Balboa Peninsula. Additionally, a shuttle staging
area would allow the operation of the shuttle, which would help minimize air quality degradation
in the area, consistent with ECGP.
DEVELOPMENT OPTIONS FOR MCFADDENSQUARE
The following development options are suggested for GPAC consideration of the McFadden
Square Subarea. These options are not mutually exclusive and could be implemented in
combination with one another and with other alternatives developed by GPAC.
1. Cannery Villaze/McFadden Square Specific Plan
In general, under the Specific Plan, the following land uses would be allowed within the
McFadden Square area: recreational and marine commercial uses along the Newport Channel;
retail service commercial uses between Ocean Front and Balboa Boulevard, as well as along
Balboa Boulevard; and single-family and multi -family residential uses along 2e and 24
Streets. The recreational and marine commercial designation encourages the continuation of
marine oriented uses. Single- and multi -family uses are allowed over commercial uses provided
that a permitted use is on the ground floor. Specific Plan implementation could involve reuse of
existing structures and construction of new ones.
Implementation of the Cannery Village/McFadden Square Specific Plan would convert single-
family residential uses to commercial, while allowing residential uses to be incorporated on the
upper floors of parcels zoned for commercial uses. This may be consistent with EDGP of
maintaining the City's positive fiscal balance, and would fully support the guiding principles of
revitalizing the area and including mixed -use developments. The recreational and marine
commercial designation encourages the continuation of marine oriented uses, which would be in
support of the EDGP of facilitating an economically viable concentration of marine uses. With
the conversion of uses in the area and implementation of new structures, the character of
McFadden Square could be maintained or enhanced. This may be consistent with the CCGP. If
mixed -use projects containing residential and retail is implemented, reduced reliance on the
automobile could occur, in support of the ECGP and the MGP. However, the commercial uses
could expose the residents to additional noise or light sources, which would conflict with the
ECGP. Lastly, if affordable housing or additional housing opportunities are provided in the
commercial areas, which is allowed under the Specific Plan, this would be in support of the
WSNHGP.
2. Mixed -Use Development
Mixed -use retail and residential uses would be encouraged in the eastern portion of the
McFadden Square area, from 26`h Street to The Arcade, east of Newport Boulevard. Reuse of
existing commercial and industrial structures, as well as new mixed -use developments could
continue to accommodate ground floor retail uses, such as outdoor restaurants that could
capitalize on its proximity to the Newport Channel. Multi -family residential uses would be
encouraged on the upper floors. The retail uses could serve the residents of the building, while
attracting visitors to the area.
By implementing mixed -use developments in place of underutilized commercial structures, the
City's fiscal balance will be improved, and the area would be revitalized, which would be in
support of the EDGP. Additionally, implementation of this option has the potential to generate
less vehicle trips since residents could walk to the services in the area, which would support
some MGP and ECGP. With high -density housing, there is an opportunity for the provision of
affordable housing, which would be consistent with WSNHGP.
Achieving the CCGP of maintaining the unique character, scale, urban form or design of
McFadden Square would depend on the design of the new buildings and the density and use of
this area. Further, mixed -use developments may expose the residents to increased levels of
ambient noise and light. This development option would not fully support the ECGP.
n
3. Marine -Related Uses
Implementation of this option would allow a concentration of marine -related uses in the
northeast portion of McFadden Square, bounded by 26d' Street, Newport Boulevard, the Newport
Channel, and 215` Street. Currently, this area contains a vacant lot, restaurants, commercial, and
marine industrial uses that are in need of revitalization. Reuse of an existing commercial
building or a new structure could accommodate the marine -related uses. Conversion of this area
to marine -related industry would be compatible with the existing shipbuilding, boat storage, and
repair facilities on the harbor.
A concentration of marine -related uses would meet the EDGP by contributing positively to the
City's fiscal balance, facilitating an economically viable concentration of marine uses, and
revitalizing the area. However, revitalizing the area may generate more traffic, which would not
be consistent with the ECGP or MGP. Through the conversion of commercial uses to marine -
related industry and depending on the design of new structures, the character of the area could be
changed, and the CCGP may not be met. Lastly, AFGP would not be achieved as no housing
opportunities would be provided under this option.
4. Pedestrian Promenade
The eastern portion of the McFadden Square area located along the Newport Channel would be
improved under this option to create a pedestrian promenade. Improvements such as the addition
of outdoor seating, landscaping, and lighting would complement the restaurants and commercial
uses along the harbor. Other streetscape improvements that include landscaping, lighting, and
different types of paving material along 315` Street to the ocean could also occur under this
development option. Thus, the pedestrian promenade would connect The Arcade and provide
pedestrian linkages from the Newport Channel to the ocean and along Ocean Front.
Through the enhancement of the pedestrian -oriented nature of the area and addition of the
promenade, the character of the area will be improved and more visitors will be attracted to
McFadden Square. This would be in support of both EDGP and CCGP. More visitors to the
area would increase vehicle trips and exacerbate the parking problem in the area, which would
not support ECGP and MGP. As no housing would be provided, implementation of a pedestrian
promenade would not be consistent with WSNHGP.
5. Streetscape Improvements
Implementation of streetscape improvements to enhance the pedestrian -oriented feel could be
part of the revitalization effort for the McFadden Square area. Streetscape improvements
appropriate for the area include additional lighting, landscaping, street furniture, and paving
along Balboa and Newport Boulevards in order to help unify the area and create a more pleasant
environment for the pedestrian. Additionally, signs identifying McFadden Square and way -
finding signs to the pier, ocean, and Newport Channel could be implemented. Maintenance and
improvement of the existing alleyways located between 32"d and 21s` Streets would be
encouraged under this development option to enhance safety.
Development of this option would enhance and maintain the existing character of the
community, and encourage more pedestrian -oriented activities, in support of the CCGP and
10
ECGP. Although City funds would be needed to implement streetscape improvements, the
improvements could make businesses more profitable, which would support EDGP. Under this
option, no housing would be provided, and the WSNHGP would not be achieved. Additional
traffic would not be generated, and have no effect on the MGP.
Citv ofNewnort Beach General Plan
FORMULATION
GPAC Review • June 21, 2004
EIP Associates
Urban Crossroads, Inc.
Applied Development Economics
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will
initiate its discussion and deliberations to determine the appropriate designations for land use
throughout the City. The first step will be the identification of possible land use alternatives for
the 12 subareas that have been selected by the General Plan Update Committee (GPUC).
Following identification, the consultant team will evaluate the comparative traffic, fiscal, and
environmental impacts of these options.
These Geographic Subarea Discussion Papers are intended to serve as a framework for the
GPAC's discussion in defining the land use alternatives for each of the following geographic
subareas within Newport Beach: Banning Ranch, Airport Business Area, Lido Marina
Village/Civic Center, Balboa Village, Cannery Village/McFadden Square, Corona del Mar, West
Newport Coast Highway Corridor, West Newport Residential, Mariner's Mile, West Newport
Industrial, Newport Center/ Fashion Island, and Old Newport Boulevard. It is understood that
these encompass areas in which change is likely and/or policy intervention is necessary. Other
areas of the City will be addressed by "global" policies that will be subsequently defined during
the planning process.
These papers present an overview of existing conditions, as well as a summary of key planning
issues/findings affecting each subarea's land uses, as identified through the Visioning Process
and the analyses in the Technical Background Report, and raised by City staff. Guiding
Principles that pertain to or affect land use development of the subarea are also provided. Lastly,
initial land use options for each subarea are identified for GPAC to consider, and to stimulate
their identification of additional land use alternatives. The impact analyses will be presented to
and reviewed with the GPAC and at workshops designed for input from the general public in
September. Based on the input received, a Preferred Land Use Plan will be selected in October.
Description of Corona del Mar
The Corona del Mar planning area is located along Pacific Coast Highway from Avocado
Avenue to Hazel Drive. Figure 6-1 shows the regional location of the Corona del Mar area.
Commercial land uses front Coast Highway with residential land uses directly to the east and
west of the commercial uses. This area is primarily commercial (78.6 percent), with a mix of
neighborhood -serving commercial (approximately 10.0 percent) and specialty shops (6.0
1
percent). Figure 6.1 shows the regional setting for the area. Primary retail uses include
restaurants (more than 8.0 percent), home furnishings, and other specialty shops ranging from
apparel to architectural design services. Many commercial uses (about 40.2 percent of the area)
are located in multi -tenant buildings with retail on the first floor of buildings and professional
services located on the second floor. While there were a few commercial vacancies at the time of
the land use survey, the most prominent was that of the Port Theatre located at the corner of
Coast Highway and Heliotrope.
Sherman Library and Gardens (about 9.0 percent of the area) is a private facility and research
library open to the public. There is an assisted -living residential complex representing 7.4
percent of land uses in the area. Corona del Mar is pedestrian -oriented with a dense mix of
commercial uses, streetscape amenities, street medians, and a limited number of signalized
crosswalks.
The Corona del Mar Business Improvement District (BID) was established in 1996 to, enhance
the shopping district of Corona del Mar to create an exciting, pedestrian and resident friendly
experience. In 1999, the BID developed the "Vision 2004" Plan to implement community
improvements for Corona del Mar. The plan envisions the creation of a linear park -like
environment along Coast Highway from Avocado Street to Seaward Drive. The plan also calls
for sidewalk landscaping, street furniture, street lighting fixtures, pedestrian activated
crosswalks, parking lanes and various other improvements. A Specific Plan has also been
contemplated for this area, but one has not been developed.
COSTA MESA r.
. .yrMj
.cb pyi IRVINE
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Figure 6.1 Regional Location of Corona del Mar
Specialty retail in Corona del Mar
Corona del Mar Issues
Multi tenant commercial uses
W
The following issues were identified for the Corona del Mar area in the Visioning Process,
findings of the Technical Background Report (TBR), and input by staff.
VISIONING PROCESS
1. The business community and residents have expressed a desire to improve or enhance
Corona del Mar's village character through installation of streetscape amenities or other
improvements.
2. Traffic in Corona del Mar should be decreased and the role of automobiles should be de-
emphasized on Coast Highway, enhanced accessibility for other modes (e.g. pedestrian
access) should be provided.
3. Pedestrian access is vital to encouraging alternative travel modes.
4. Protection of Corona del Maras one of the City's historic villages should be addressed to
preserve its unique character. The City may address these issues by limiting the permitted
uses, establishing design guidelines, and establishing a design review process.
TECHNICAL BACKGROUND REPORT
1. Programs have been developed for the improvement of several community areas,
including the Corona del Mar Vision 2004 Plan.
2. The existing General Plan identifies Corona del Mar as a Specific Plan area.
3. Traffic congestion on Pacific Coast Highway may conflict with the intended pedestrian
nature of the Corona del Mar area.
4. Parking deficiencies present conflicts with adjacent residential neighborhoods as
customers encroach upon street parking in the adjoining residential area.
5. Corona del Mar has the broadest base of local -serving retailers among the City's coastal
commercial areas.
6. Some older residential areas (e.g., Corona del Mar) have been developed with two
housing units built on three legal lots. Legally, these homes could be demolished and
replaced with housing built on each legal lot of record, increasing overall development
densities.
7. Corona del Mar contains dense development with older structures that may not contain
fire -rated building materials or be fitted with fire sprinklers, some of which are near
wildland fire hazard areas. Thus, these areas may present a high -fire hazard, and be
subject to rehabilitation and/or additional regulations that increase fire -resistance in these
areas.
8. Areas of Crystal Cove State Beach and Corona del Mar have been designated a Marine
Life Refuge and an Area of Special Biological Significance.
CITYSTAFF
1. Generally, commercial uses are located on shallow parcels that directly abut residential
uses in Corona del Mar, which may then be subjected to impacts associated with noise,
hours of operation, nuisance odors, and smoke.
2. Many commercial parcels do not provide code -required parking and parking is not well
distributed throughout the area.
3. Visibility of and access to public parking areas are limited.
4. Commercial uses are a vital and strong component in Corona del Mar that contribute to a
sense of community.
5. Corona del Mar has often served as an incubator for businesses that grow and move on to
Fashion Island.
6. Current commercial building scale is complimentary to residential uses and generally
establishes good street presence.
7. Buildings are continually maintained and upgraded, there is a pride in physical
appearance.
8. The entire length of Corona del Mar maybe too long to support a continuous vital
pedestrian -district.
9. Pedestrian crossing of Coast Highway is impacted by its heavy traffic volumes and
congestion and limited signalized crossings.
Guiding Principles
The following guiding principles from the Economic Development, Community Character,
Workforce and Special Needs Housing, Mobility Discussion and Environmental Conservation,
Papers are pertinent to land use development within the Corona del Mar area. (Note: numbers
correspond to listing in Guiding Principles document.)
ECONOMICDEvELOPMENT
1. General Plan policies will maintain the City's positive fiscal balance.
5. General Plan policies will support City efforts to optimize retail sales capture in the
community.
6. The quantity of land designated for commercial use and the development standards that
regulate such uses shall reflect the market support that can reasonably be anticipated
during the General Plan time horizon.
4
7. General Plan policies will facilitate the development and retention of a variety of
business types that strengthen the vitality of the local economy.
8. Additional development entitlement needs to demonstrate significant fiscal, economic or
other community benefit.
9. General Plan policies will protect the high value of residential property.
10. General Plan policies shall prepare the City to capitalize on market and demographic
changes and opportunities that emerge in key economic centers of the community.
COMMUNITY CHARACTER
2. Maintain and enhance the beneficial and unique character of the different neighborhoods
and business districts that together identify Newport Beach.
3. Future development shall consider the scale, urban form, design, character and quality of
the community.
5. Preserve the community's heritage.
WORKFORCE AND SPECIAL NEEDSHOUSINC
5. General Plan policies shall protect the high value of residential property.
MOBILITY
1. Establish General Plan land uses and density/intensity limits that will have less impact on
peak hour traffic.
3. Regional traffic will be included in the analysis of land use alternatives, but such traffic
should not be the sole reason for rejecting a land use alternative that would have net
benefits to Newport Beach.
4. In selecting land use and circulation system alternatives, weight will be given to traffic
congestion that is ongoing as well as to congestion that is limited to a few hours of the
day or a few months of the year.
5. The community will accept additional congestion when it chooses to maintain the current
urban form/community character by limiting roadway widening or other circulation
system improvements.
7. Improve parking supply and use of existing resources, and reduce congestion in tourist
areas.
10. Plan the arterial roadway system to accommodate projected traffic at a level of service
acceptable to the community while minimizing neighborhood intrusion.
ENVIRONMENTAL CONSERVATION
3. Minimize air quality degradation through land use practices and circulation
improvements that reduce reliance on the automobile.
6. Minimize the exposure of people to noise hazards.
7. Minimize intrusion from light sources.
5
Potential Land Use Scenarios for Discussion
For Corona del Mar, several preliminary development scenarios have been identified, as
discussed below. The land use pattern in Corona del Mar is well established and is not likely to
change substantially. The suggestions for this area are to improve function and aesthetics. These
improvements are not mutually exclusive and could be implemented in combination with one
another and/or with other alternatives developed by GPAC.
1. Streetscaye Improvements (Vision 2004 Plan)
The Corona del Mar Business Improvement District (CdMBID) developed a plan to identify the
future vision and character of Corona del Mar. The plan recommends streetscape beautification
and wayfinding improvements for the length of Coast Highway in Corona del Mar. The plan
offers suggestions for unifying the village's design theme and creating a more pleasant
pedestrian environment with trees and landscaping, and pedestrian amenities such as benches,
lighting, and trash receptacles. Wayfinding signage identifying Corona del Mar and directing
residents and visitors to the area and to parking locations are also included, along with
suggestions for special paving treatments for pedestrian crossings. The recommended
improvements include entryway monuments establishing the entrance of the village to welcome
residents and visitors. Another component of the plan includes guidelines for commercial
signage that are scaled and oriented to pedestrians rather than automobiles.
Construction of these improvements would enhance and maintain the beneficial and unique
character of the village, and would preserve the community's heritage in support of Community
Character Guiding Principles. As a specialty retail district, streetscape improvements would
support Economic Development Guiding Principles to optimize retail sales capture, to develop
and retain businesses that strengthen the local economy, and to capitalize on key economic
centers of the community. Although City funds might be needed to implement streetscape
improvements, the improvements could make businesses more profitable, which would support
overall Economic Development Guiding Principles.
2. Pedestrian Oriented District
This concept proposes to build on the components of the streetscape improvements. Such
improvements could be combined with additional efforts to create a pedestrian environment. A
pedestrian oriented district could be created by restricting uses along Coast Hwy to businesses
with storefronts that "animate" the district, such as retail and dining establishments. For instance
restricting future office uses to second stories would provide greater opportunities for pedestrian -
oriented uses at the street level. Design and development standards could also be employed to
identify appropriate building mass and scale consistent with existing building heights (one to
three story), and prohibit windowless facades and blank building facades. Design and
architectural guidelines could recommend building articulation and detailing to enhance the
pedestrian observer's experience. To minimize conflicts with neighboring residential uses,
performance standards could be set to limit hours of operations for new businesses.
Similar to option 1, this concept is consistent with Economic Development and Community
Character Principles. It also supports the Community Character Guiding Principle to consider
scale, urban form, design, character and quality of the existing community. Additionally it
supports the ED GP to protect the high value of residential property.
3. Parkine District
Parking deficiencies have been identified in Corona del Mar, only two public parking areas exist,
one at Bayside Park and the other at Old School Park. Possible solutions to increase parking
supply include identifying specific areas of parking deficiencies and creating a parking overlay
zone or a parking district. Parking requirements could be differentiated within a parking overlay
zone, allowing reduced parking for businesses that would rely on pooled parking in a central
location. This might require the establishment of a parking district where the property owners
within the district could be assessed fees to pay for parking. Pooled business parking in a remote
structure for longer term visitors to the area in combination with meters for short term parking
could address the area's deficiency. Coupled with a pedestrian streetscape this option could
provide a more pleasant environment. A district might also benefit from the City's acquisition of
strategic lots to develop a parking structure. Shared parking could also be implemented in limited
locations such as the Sherman Library parking lot.
Parking options support the Economic Development principles to optimize retail sales capture
and facilitate development to strengthen the local economy by providing enhanced parking for a
retail district that has underserved parking. The option is consistent with the Mobility Guiding
Principle to improve the parking supply. The option has the potential to support the Community
Character Guiding Principle to,maintain and enhance the business district and neighborhoods by
adequately providing parking and diminishing negative effects of customer parking in residential
neighborhoods.
4. Neiehborhood Traffic Calmine
Traffic and parking intrusion into residential neighborhoods can be addressed with a
neighborhood traffic calming plan. Components of this plan can include limiting through traffic
for certain peak hours, establishing permit parking.in residential areas with direct access to Coast
Hwy, and installation of curb bulb outs to require vehicles to decrease speeds when making turns
onto residential streets from Coast Hwy.
A neighborhood transportation management program (NTMP), developed in collaboration with
affected neighborhoods, could identify appropriate strategies such as speed humps, street
narrowing, medians, traffic circles, and on -street parking, in addition to the strategies mentioned
previously to create a comprehensive approach to traffic calming in particular.
This option supports the Mobility Guiding Principle to minimize neighborhood intrusion. It is
consistent with the Community Character Guiding Principle to maintain and enhance the
character of neighborhoods. The option also supports the Economic Development and Workforce
and Special Needs Housing Guiding Principles to protect the high value of residential property.
7
'Newport Beach General Plan
FORMULATION
GPAC REVIEW* June 21, 2004
EIP Associates
Urban Crossroads, Inc.
Applied Development Economics
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will
initiate its discussion and deliberations to determine the appropriate designations for land use
throughout the City. The first step will be the identification of possible land use alternatives for
the 12 subareas that have been selected by the General Plan Update Committee (GPUC).
Following identification, the consultant team will evaluate the comparative traffic, fiscal, and
environmental impacts of these options.
These Geographic Subarea Discussion Papers are intended to serve as a framework for the
GPAC's discussion in defining the land use alternatives for each of the following geographic
subareas within Newport Beach: Banning Ranch, Airport Business Area, Lido Marina
Village/Civic Center, Balboa Village, Cannery Village/McFadden Square, Corona del Mar, West
Newport Coast Highway Corridor, West Newport Residential, Mariner's Mile, West Newport
Industrial, Newport Center/Fashion Island, and Old Newport Boulevard. It is understood that
these encompass areas in which change is likely and/or policy intervention is necessary. Other
areas of the City will be addressed by "global" policies that will be subsequently defined during
the planning process.
These papers present an overview of existing conditions, as well as a summary of key planning
issues/findings affecting each subarea's land uses, as identified through the Visioning Process
and the analyses in the Technical Background Report, and raised by City staff. Guiding
Principles that pertain to or affect land use development of the subarea are also provided. Lastly,
initial land use options for each subarea are identified for GPAC to consider, and to stimulate
their identification of additional land use alternatives. The impact analyses will be presented to
and reviewed with the GPAC and at workshops designed for input from the general public in
September. Based on the input received, a Preferred Land Use Plan will be selected in October.
This document addresses two related subareas, the West Newport Coast highway Corridor,
which is primarily commercial and West Newport Residential, the adjoining residential
neighborhoods. The regional location of the two subareas is shown in Figure 7-1.
Description of West Newport Coast Highway Corridor
West Newport Coast Highway Corridor is located along Coast Hwy, which runs northwest to
southeast, from Summit Street to just past 60th Street. This is a primarily commercial area
serving the Newport Shores residential neighborhood closest to Banning Ranch, the West
Newport Residential neighborhood south of Coast Hwy, and beach visitors. The Corridor
consists of commercial uses along the north side of Coast Hwy, at about one block in depth on
average. Residential uses are interspersed between commercial uses, with approximately half of
those being multi -family residential and half being mobile homes. A portion of the mobile homes
are situated along Semeniuk Slough and the Army Corps restored wetlands, while a number of
the single-family homes outside the area are also located along the Slough.
The Corridor "commercial strip" serves residential neighborhoods as well as beach visitors.
Primary commercial uses include community -related retail such as a dry cleaners, liquor store,
deli, and grocery. A few hotels and motels are interspersed among the commercial uses. There
are also a number of dine -in, family -style restaurants, as well as a handful of fast food
establishments.
Architectural styles in the area are varied. Newer development includes recently upgraded hotels,
while older commercial development appears to have been built in the 1960's to 1980's. The
commercial area is mostly highway -oriented, with parking lots fronting many of the commercial
uses. Many of these parking lots are of substandard size and configuration due to past widening
of West Coast Highway. This area is governed by an adopted Specific Plan, which is intended to
improve the orderly development of the area and provide service commercial uses for nearby
residences.
Description of West Newport Residential
The West Newport Residential area is located along Seashore Drive between Coast Hwy and
Ocean Front West, which borders the area on the south, beyond which is the beach and includes
residences up to Marcus Avenue at the north end. This area consists of a residential
neighborhood located along the coast, from Summit Street to 32"d Street. West Newport includes
both single-family and multi -family residential uses on the south side of Seashore Drive, and is
about two blocks in depth for its majority. Multi -family homes and duplexes are interspersed
2
with single-family homes situated on small, compact lots. The housing units are largely occupied
by renters; the area's rental rate is 69 percent. There are no sidewalks, or sidewalks on one side
of the street, on roadways closest to the beach.
COSTA MESA
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, �r
Figure 7-1 Regional Location,of West Newport. Coast Highway Corridor
& West Newport Residential
Issues
The following issues/findings were identified for West Newport Coast Highway Corridor and
West Newport Residential areas through the Visioning Process, Technical Background Report
(TBR) analyses, and by City staff.
VISIONING PROCESS
Coast Hiehwav Corridor
1. Areas of the City needing revitalization include Coast Highway Corridor. The City could
be proactive in creating a revitalization vision to help guide future private development.
TECHNICAL BACKGROUND REPORT
Coast Hiehwav Corridor
1. Multiple ownership of individual parcels inhibits the area's cohesive and integrated
development.
2. Vehicular access to the commercial areas is poor as southbound access is restricted by the
limited number of signalized intersections.
3. Existing commercial lots are small or undersized and some businesses are under-
performing.
4. There is a lack of maintenance at the existing mobile home parks.
5. West Newport Coast Highway Corridor has been identified as a Specific Plan area in the
existing land use element, and is included in the Newport Shores Specific Plan.
3
CITYSTAFF
Coast I3iahwav Corridor
1. The commercial areas are characterized by limited parking and poor internal circulation.
2. Multiple ownerships of small lots inhibit commercial success in the area.
3. The current commercial uses are underperforming. The area lacks a mix of quality
restaurants and retail uses. The area primarily serves beach goers.
4. Pedestrian circulation is poor due to narrow sidewalks and multiple driveways serving
commercial uses on small parcels that interrupt the street frontage.
5. While the mobile home parks and manufactured housing at Flamingo Street provide
options for workforce and special needs housing in the community, many of units are
characterized by a lack of maintenance.
West Newport Residential
1. In general, inadequate parking supply in the area results from the lack of on -site parking
for some residential units, the use of garages for uses other than parking (play room, gym,
storage, etc.), and demand from beach visitors.
2. A decrease in rentals to college students, particularly University of California, Irvine,
may be occurring as a result of increased housing costs.
3. Rental practices have resulted in bootleg units, resulting in an increase in housing density
as the amount of people per house has increased.
4. There is an unattractive appearance of some properties due to a lack of property
maintenance by some owners. This is manifested in the placement of trash receptacles in
open areas, unenclosed storage in outside areas, lack of landscaping, and parking of
vehicles in front yard setbacks and sidewalks.
5. Traffic circulation isToor due to the one-way configuration of Seashore Drive, which
splits direction at 46 Street. River Avenue has limited access from private streets Lido
Sands Dr. and Caryl Ct.
6. Pedestrian circulation is poor due to narrow streets and safety is a concern, as people tend
to drive fast on streets that share the roadway with a bicycle path and that lack sidewalks
on both sides of the street.
7. Drainage along River Avenue is currently inadequate; a drainage assessment district is
being considered for the area.
8. Street lighting is considered deficient.
Guiding Principles
The following guiding principles are from the Economic Development, Community Character,
Environmental Conservation, Workforce and Special Needs Housing, and Mobility Discussion
Papers, and are pertinent to land use development within the West Newport Coast Highway
Corridor and West Newport Residential Subareas. (Note: the numbers below correspond to the
Guiding Principles document).
0
ECONOMICDEVELOPMENT
1. General Plan policies will maintain the City's positive fiscal balance.
2. General Plan policies will encourage the revitalization of older commercial areas.
3. The General Plan should encourage mixed -use development.
5. The quantity of land designated for commercial use and the development standards that
regulate such uses shall reflect the market support that can reasonably be anticipated
during the General Plan time horizon.
6. General Plan policies will protect the high value of residential property.
10. The General Plan shall support the careful expansion of visitor -serving businesses and
facilities, including hotels and meeting facilities.
COMMUNITY CHARACTER
1. Protect and enhance the natural setting that contributes to the character and identity of
Newport Beach and the sense of place it provides for its residents and visitors.
2. Maintain and enhance the beneficial and unique character of the different neighborhoods
and business districts that together identify Newport Beach.
3. Future development shall consider the scale, urban form, design, character and quality of
the community.
ENVIRONMENTAL CONSERVATION
2. Protect and improve water quality within the bay, estuaries, tidelands, and ocean.
3. Minimize air quality degradation through land use practices and circulation
improvements that reduce reliance on the automobile.
6. Minimize the exposure of people to noise hazards.
7. Minimize intrusion from light sources.
WORKFORCE AND SPECIAL NEEDS SOUSING
1. Promote a balanced residential community, comprised of a variety of housing types,
designs, and opportunities for all social and economic segments including very low, low,
moderate, and upper income households.
2. Maintain quality residential development through the application of sound planning
principles and policies that encourage the preservation, conservation and appropriate
redevelopment of the City's housing stock.
3. Consider mixed -use development as a means to create additional housing opportunities.
4. Consider the rezoning of under -performing commercial areas to allow residential or
mixed -use development.
5. General Plan policies shall protect the high value of residential property.
MOBILITY
2. Consider the potential benefits and costs (housing, social, community character, fiscal
and economic) of land use and circulation system alternatives as part of the process of
adopting goals regarding acceptable levels of service for the circulation system.
5
3. Regional traffic will be included in the analysis of land use alternatives, but such traffic
should not be the sole reason for rejecting a land use alternative that would have net
benefits to Newport Beach.
7. Improve parking supply and use of existing resources, and reduce congestion in tourist
areas.
10. Plan the arterial roadway system to accommodate projected traffic at a level of service
acceptable to the community while minimizing neighborhood intrusion.
Potential Land Use Alternatives for Discussion
DEVELOPMENT OPTIONS FOR WEST NEWPORT COAST HIGHWAY CORRIDOR
The following development options and improvements are suggested for GPAC's consideration
for the West Newport Coast Highway Corridor area. These options are not mutually exclusive
and could be implemented in combination with one another and/or with other alternatives
developed by GPAC.
1. Implementation of Existing Newport Shores Specific Plan
This option would encourage residential and commercial uses, enhanced with a landscaped
sidewalk along the north portion of Coast Hwy. Under this option a portion of the commercial
strip on Coast Hwy would be rezoned to a two-family district and would include a service
commercial area that would provide convenience goods and services to nearby residences.
Single-family and two-family residences could be built along the corridor; multi -family
residential would be allowed with certain conditions of approval. A variety of commercial uses
including auto and marine related retail and sales would be allowed under the Specific Plan. A
landscape buffer would be installed along the north side of Coast Hwy. See Figure 7.2 for land
uses allowed under this specific plan.
This option potentially supports the Economic Development principles to designate commercial
land for uses supported by the market, and to protect the high value of residential property if high
quality residential uses are constructed. The specific plan does not address the small lot size
issue, which may conflict with Economic Development principles to revitalize older commercial
areas. The option potentially supports the Community Character Guiding Principle to consider
the character and quality of the community by improving the quality of uses in the area along
with the area's physical appearance. However, the range of commercial uses allowed under the
specific plan may not be restrictive enough, allowing potentially incompatible uses to be adjacent
to one another, i.e., boat sales adjacent to single-family homes; this would conflict with the
Community Character Guiding Principle to maintain and enhance the beneficial and unique
character of the community. The option is consistent with Workforce and Special Needs Guiding
Principles to provide a variety of housing types, and to rezone under -performing commercial
uses.
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Figure 7-2 Newport Shores (Coast Highway Commercial Corridor area) Specific Plan
2. Rezone Commercial Area for Residential Use
This option would allow residential uses to replace commercial uses over time. As some of the
commercial uses are currently underperforming and not all properties are properly maintained,
this could prompt revitalization of the area, with new, quality construction and if consistent with
design standards, better architectural design. In particular, commercial uses might be replaced
with lower cost housing. The long-term implication of this option would be a decrease in
commercial uses in the area, with the potential that most commercial uses might eventually be
completely replaced by residential uses. However, residential uses along this heavily traveled
corridor might be subject to noise and pollution impacts from traffic.
The option potentially supports the Economic Development Guiding Principles to designate
commercial land for uses supported by the market, and to protect the high value of residential
property if high quality residential uses are constructed. However, the principle to support retail
sales will not be supported by the replacement of commercial uses by residential uses.
The option supports the Community Character Guiding Principle to consider the character and
quality of the community by improving the quality of uses in the area along with their physical
appearance. The option is also consistent with Workforce and Special Needs Guiding Principles
to provide a variety of housing types, and to rezone under -performing commercial uses. Unless
stringent regulations for insulation from noise sources are set in place, this option could
potentially conflict with the Environmental Conservation Guiding Principle to minimize noise
hazard exposure.
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3 Retain Commercial Zonine With Allowance for Residential and Mixed -Use Development
This option would seek to maintain the current character of the Corridor while improving certain
elements. This option would facilitate lot consolidation to better utilize larger parcels. It would
allow the market to determine best uses for the area, allowing for the conversion of under-
performing commercial to other more viable uses. Allowed uses would include commercial and
residential uses, as well as combinations of the two, as in mixed -use developments. Mixed -use
housing with retail on the ground floor might replace under -performing commercial uses and
better utilize land currently zoned for commercial uses. Under this option, commercial uses
could be restricted to those that are pedestrian oriented and neighborhood serving, resulting in a
more village -like character. This differs from the Specific Plan option that allows auto and
marine uses, and other non -pedestrian oriented uses.
This option supports the Economic Development Guiding Principle to encourage mixed -use
development and the revitalization of older commercial areas. This option would be consistent
with Workforce and Special Needs Housing Guiding Principles to provide a variety of housing
types, rezone under -performing commercial uses and consider mixed -use housing. This option
supports the Community Character Guiding Principle to maintain and enhance the beneficial and
unique character of the different neighborhoods of Newport Beach. As this option emphasizes
maintaining the positive qualities of the existing community, it is consistent with the Community
Character Guiding Principle to consider the character and quality of the community by
improving the quality of uses in the area along with their physical appearance; it also supports
preserving the community's heritage.
Similar to Option Two, this option would require stringent regulations for insulation from noise
sources, or otherwise this option could potentially conflict with the Environmental Conservation
Guiding Principle to minimize noise hazard exposure. This may be less of an issue with noise to
residential units being minimized by their placement above the ground floor.
4. Convert Mobile Home Park to Public Recreation Use
Another option that could be considered is to replace the existing Beach and Bay mobile home
park with a public park. Public recreation areas in the city are limited on the west side. The
existing mobile home park is aged, and is situated in a flood zone, which limits its attractiveness
as a site for new housing. This option would require the City to expend funds to relocate existing
residents and purchase the land for the public park.
This option would support the Community Character Guiding Principle to balance developed
lands with adequate recreation areas. The option would conflict with Workforce and Special
Needs Housing Guiding Principle to promote a variety of housing types, as existing low-cost
housing would be eliminated. This option would also conflict with the Economic Development
Guiding Principle to maintain fiscal balance, as it does not identify a source for funding other
than the general fund.
5. Streetscape Improvements
Streetscape enhancements such as street trees, widened sidewalks, and landscaping could
enhance the physical appearance of the corridor. Entryway monuments or other treatments could
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be implemented to serve as a welcome and identification to the city's western entrance. This
option would support the Community Character Guiding Principle to enhance the unique
character of the different neighborhoods that identify Newport Beach.
DEVELOPMENT OPTIONS FOR WEST NEWPORT RESIDENTIAL
The following options for improvements are suggested for GPAC consideration of the West
Newport Residential area. The land use pattern in the West Newport Residential area is well
established and is not likely to change substantially. The suggestions for this area are to improve
function and aesthetics. These improvements are not mutually exclusive and could be
implemented in combination with one another and/or with other alternatives developed by
GPAC.
1. Streetscape Improvements
Overhead utility lines are planned to be placed underground and will improve the aesthetics of
the area. In addition, street trees, sidewalks, and landscaping could enhance the physical
appearance of the area. Sidewalks and landscaping improvements may only be applicable on one
side of the street in many parts of the area. The addition of bike lanes along both sides of
Seashore Drive would improve non -vehicular travel modes. Lighting improvements will also
help to improve safety as well as enhance the area's physical attractiveness.
Significant costs could be incurred in implementing this option; such costs would conflict with
the Economic Development Guiding Principles to maintain fiscal balance. However, this option
would contribute to protecting the high value of residential land in the community. This option
would support the Community Character Guiding Principles to enhance the unique character of
the different neighborhoods that identify Newport Beach and to consider the design, character
and quality of the community.
2. Property Maintenance and Code Enforcement
Basic property maintenance improvements could be implemented with significant quality of life
results. Improved code enforcement of existing violations would ameliorate existing conditions
in the area. Elimination of parking in setbacks and on sidewalks, prohibition of unenclosed
outdoor storage and general maintenance of outdoor landscaping would improve the physical
appearance of the area and enhance the overall character of the neighborhood.
This option would support the Community Character Guiding Principles to enhance the unique
character of the different neighborhoods that identify Newport Beach and to consider the design,
character and quality of the community. This option would contribute to protecting the high
value of residential land in the community.
3. Parking and Circulation Improvements
This option identified the purchase of strategic residential lots to provide dedicated parking for
residences in the neighborhood. This option would require the City to purchase the land and
lease parking spaces to residences. This option also considers street improvements to River
Avenue to allow right turn access from River Avenue to Coast Hwy.
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4. Revise Residential Development Standards
This suggestion identifies revisions to existing development standards to improve physical
conditions in the area. Revisions could include the addition of minimum landscape requirements
in front yard setbacks and increasing the minimum parking requirements. It may also be useful to
review setback requirements to eliminate parking in front yard setbacks. As the area is very
densely populated, it may be prudent to eliminate condominium conversions for duplex units.
Additional standards that address the code enforcement and property maintenance issues may be
identified.
Beach General Plan
FORMULATION
FOR GPAC REVIEW • June 30, 2004
E/P Associates
Urban Crossroads, Inc.
Applied Development Economics
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will
initiate its discussion and deliberations to determine the appropriate designations for land use
throughout the City. The first step will be the identification of possible land use alternatives for
the 12 subareas that have been selected by the General Plan Update Committee (GPUC).
Following identification, the consultant team will evaluate the comparative traffic, fiscal, and
environmental impacts of these options.
These Geographic Subarea Discussion Papers are intended to serve as a framework for the
GPAC's discussion in defining the land use alternatives for each of the following geographic
subareas within Newport Beach: Banning Ranch, Airport Business Area, Lido Marina
Village/Civic Center, Balboa Village, Cannery Village/McFadden Square, Corona del Mar, West
Newport Coast Highway Corridor, West Newport Residential, Mariner's Mile, West Newport
Industrial, Fashion Island/Newport Center, and Old Newport Boulevard. It is understood that
these encompass areas in which change is likely and/or policy intervention is necessary. Other
areas of the City will be addressed by "global" policies that will be subsequently defined during
the planning process.
These papers present an overview of existing conditions, as well as a summary of key planning
issues/findings affecting each subarea's land uses, as identified through the Visioning Process
and the analyses in the Technical Background Report, and raised by City staff. Guiding
Principles that pertain to or affect land use development of the subarea are also provided. Lastly,
initial land use options for each subarea are identified for GPAC to consider, and to stimulate
their identification of additional land use alternatives. The impact analyses will be presented to
and reviewed with the GPAC and at workshops designed for input from the general public in
September. Based on the input received, a Preferred Land Use Plan will be selected in October.
Description of Mariner's Mile
Mariner's Mile is a primarily auto -oriented area located along Coast Highway, which runs west
to east, from the Arches Bridge on the west to Dover Drive on the east end. The area is
comprised of commercial land uses just east and west of Coast Highway, as shown in Figure 8-1.
Commercial uses account for 82.9 percent of land uses in the study area: a mix of marine -related
commercial uses (boat sales, sailing schools, marina), some auto -related uses (auto dealerships
and service) and neighborhood -serving commercial are located throughout the area. The Balboa
Bay Club and Resort, a hotel and a private club located on City tidelands, represents 19.4 percent
of uses in the area. Marine related uses account for 12.8 percent of the area, while auto -oriented
uses account for 9.0 percent of the area. Multi -tenant commercial uses that combine a number of
related or complementary uses in a single building or buildings that are connected physically or
through design, account for almost 25 percent of area land uses.
Waterfront development, such as dockside restaurants, is concentrated on the southern side of
Coast Highway, while there are more general commercial uses along the northern side.
Secondary uses include salons, restaurants, apparel, and other specialty shops ranging from wine
stores to home furnishings stores. There are a high number of vacancies in Mariner's Mile
relative to the other areas; 8.5 percent of the area contains vacant buildings. Many of these
vacancies are sites with development potential.
The City has recently embarked on a plan, Mariner's Mile Strategic Vision and Design Plan
(adopted by City Council in 2000), to accomplish the following: create a pedestrian -friendly
retail district along the northern portion of Coast Highway in the vicinity of Tustin Avenue,
Riverside Avenue, and Avon Street; improve the auto -oriented strips located on the north side of
Coast Highway, in the western and easternmost portion of the area; create a vibrant public
waterfront south of Coast Highway; upgrade the visual character of the area with new
landscaping and streetscape amenities; and improve private development standards associated
with signage, architecture, and lighting. Parts of the area may not easily adopt a pedestrian
character as there are commercial uses with parking in the front and traffic on Coast Highway is
heavy. In addition, there is a possibility that Coast Highway could be widened in this area in the
future, which would detract from the intentions of a more pedestrian -friendly environment by
potentially narrowing sidewalks and allowing more traffic in the area. An issue to consider is
how future development will affect the character of Mariner's Mile, and what kind of uses the
community would like to have in this area.
The western half of this area is within the Mariner's Mile Specific Plan area. The Specific Plan
has designated the bay side of Coast Highway for Recreational and Marine Commercial, which
allows for the following: (1) continuation of marine -oriented and visitor -serving uses; (2)
maintains the marine theme and character of the area; and (3) encourages public physical and
visual access to the bay. For the area inland of Coast Highway, the Specific Plan allows for
Retail and Service Commercial uses, which is intended to serve as an active pedestrian -oriented
retail area with a wide range of visitor -serving, neighborhood commercial, and marine -related
uses.
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Auto•oriented development in Manner's Mile
Mariner's Mile Issues
Pedestrian • oriented streetscape along Coast Highway
The following issues were identified for the Mariner's Mile area through the Visioning Process,
Technical Background Report (TBR) analyses, and by staff.
VISIONING PROCESS
1. Mixed -use development is appropriate for portions of Mariner's Mile, and represents an
opportunity for development.
2. Some conflicts such as noise have arisen between commercial uses along Coast Hwy and
residential uses on the bluffs above Mariner's Mile.
3. Portions of Mariner's Mile are in need of revitalization.
4. Residents have indicated a desire to utilize other modes of transportation on Coast
Highway, such as enhanced accessibility for pedestrians (e.g. pedestrian access from the
harbor to Mariner's Mile).
5. Pedestrian access is vital to encouraging alternative travel modes. Pedestrian crossing of
Coast Highway between Newport Boulevard and the Back Bay Bridge has been raised as
a particular concern.
TECHNICAL BACKGROUND REPORT
1. Mariner's Mile is characterized by a wide diversity and a fragmented pattern of uses in
distinct subareas. Specifically, the eastern portion of the area can be characterized
primarily by auto -oriented commercial space, while the western portion contains local -
serving retail and marine -related commercial uses. At issue are the appropriate type, mix,
and scale of uses and future development, including the marine uses and the ability to
sustain appropriateness of visitor -serving uses.
2. Programs have been developed for the improvement of the area including Mariner's Mile
Design Framework, which provides several recommendations for sound planning and
urban design.
3. Portions of Mariner's Mile are vacant and underdeveloped and provide opportunities for
new development. Impacts of new development on Coast Highway's traffic are of
concern.
4. Some marine -related uses have left the Mariner's Mile area. There may be some pressure
to transition sites devoted to uses such as boat sales to other uses. For instance, economic
pressure has caused shipyards and water -dependent manufacturingtrepair services to be
replaced with retail/restaurants and/or office uses.
5. Multiple property ownerships may complicate coordination of a cohesive pattern of
development.
6. There has been discussion of developing a boardwalk along the waterfront area. Issues
associated with a new boardwalk would include negotiating access from property owners,
relocating the pierhead, and determining economic feasibility of the boardwalk's
development.
7. Supporters of marine related uses would like to see greater use of limited public shore
access sites to increase visitorship or marine industry.
8. Coast Highway is heavily auto -oriented and inhibits extensive pedestrian activity.
CITYS'TAFF
1. Parcels located in the western portion of the area tend to be narrow and deep, while the
parcels in the eastern portion tend to be shallow and wide. This creates an incongruent
urban pattern with a more village like character in the western portion and a commercial
strip development character along the eastern portion.
2. Pedestrian access across Coast Highway is limited due to the volume and speeds of cars,
the width of the road, and few signalized crossings.
3. Vehicle access in the area is also limited as it is difficult to access uses along the north
side of the street when traveling east, as well as accessing the waterfront development
when traveling west. The width of the highway, as well as the limited number of
signalized intersections contributes to this condition.
Guiding Principles
The following guiding principles are from the Economic Development, Community Character,
Environmental Conservation, Workforce and Special Needs Housing, and Mobility Discussion
Papers, and are pertinent to land use development within the Mariner's Mile area. (Note:
numbers correspond to listing in Guiding Principles document.)
ECONomrcDEmopmENT
1. General Plan policies will maintain the City's positive fiscal balance.
2. General Plan land use policies will facilitate an economically viable concentration of
marine uses.
3. General Plan policies will encourage the revitalization of older commercial areas.
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4. The General Plan should encourage mixed -use development.
7. General Plan policies will facilitate the development and retention of a variety of
business types that strengthen the vitality of the local economy.
8. Additional development entitlement needs to demonstrate significant fiscal, economic or
other community benefit.
COMMUNITYCHARACTER
2. Maintain and enhance the beneficial and unique character of the different neighborhoods
and business districts that together identify Newport Beach.
3. Future development shall consider the scale, urban form, design, character and quality of
the community.
WORKFORCEAND SPECIAL NEEDS HOUSING
4. Consider the rezoning of under -performing commercial areas to allow residential or
mixed -use development.
MOBILITY
1. Establish General Plan land uses and density/intensity limits that will have less impact on
peak hour traffic.
3. Regional traffic will be included in the analysis of land use alternatives, but such traffic
should not be the sole reason for rejecting a land use alternative that would have net
benefits to Newport Beach.
4. In selecting land use and circulation system alternatives, weight will be given to traffic
congestion that is ongoing as well as to congestion that is limited to a few hours of the
day or a few months of the year.
5. The community will accept additional congestion when it chooses to maintain the current
urban form/community character by limiting roadway widening or other circulation
system improvements.
9. Increase City strategies and programs to enhance the development and use of alternative
transportation modes and transportation systems management.
ENVIRONMENTAL CONSERVATION
3. Minimize air quality degradation through land use practices and circulation
improvements that reduce reliance on the automobile.
6. Minimize the exposure of people to noise hazards.
7. Minimize intrusion from light sources.
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Potential Land Use Alternatives for Discussion
DEVELOPMENT,SCENARIOS
For the Mariner's Mile area, several development scenarios have been identified, as discussed
below. These options are not mutually exclusive and could be implemented in combination with
one another and/or with other alternatives developed by GPAC.
1. Mariner's Mile Strategic Vision & Design Framework
Prepared in October 2000, the Strategic Vision and Design Framework outlines a vision for the
future of Mariner's Mile. One of the recommendations of the Framework is to improve the auto -
oriented commercial strip located on the easternmost portion of Mariner's Mile (north of Coast
Highway) and the strip of land east of Irvine Avenue (north of Coast Highway) through
implementation of design and development standards. The Framework also proposes strategies to
enhance the waterfront area and to improve connections from this area to the rest of Mariner's
Mile. Some strategies include creating a pedestrian environment and encouraging visitor -
oriented uses along the waterfront. Creation of a pedestrian -oriented retail district is also a vision
for the area north of Coast Highway, near Tustin Avenue, Riverside Avenue, and Avon Street.
The intent is to create a "village" district to serve adjacent neighborhoods, visitors, and existing
marine uses, and become a focal point for the area. Implementation of a comprehensive parking
strategy and relocating the United States Postal Service (LISPS) Distribution Center are
recommended as strategies to help create a village district. Streetscape improvements to upgrade
the visual character of the area are also included in the Framework. Lastly, the Framework also
recommends discontinuing a requirement of the Mariner's Mile Specific Plan regarding the
provision of marine uses. Currently, the Specific Plan requires that 40 percent of the multi -
tenant properties within the Recreational and Marine Commercial zone to contain marine uses.
This "marine incentive use" has resulted in marine -related uses that have been difficult to
support at times. If the requirement is discontinued, a larger percentage of marine uses will
occur when market forces allow, while fewer marine uses will occur when other uses are
stronger in the market.
Implementation of the Strategic Vision and Design Framework would improve the image of
Mariner's Mile by implementing higher standards for development of the auto -oriented uses
along Coast Highway, creation of a pedestrian -oriented retail district north of Coast Highway,
enhancing visitor -serving waterfront uses, and adding streetscape improvements and
landscaping. These improvements would be in support of the Economic Development Guiding
Principles (EDGP) of helping to maintain the City's positive fiscal balance, encouraging the
revitalization of older commercial areas, and facilitating a variety of business types in the area.
By discontinuing the marine incentive use requirement, marine uses will only be implemented
according to market forces, which would be in support of the EDGP of including an
economically viable concentration of marine uses and revitalization of older commercial areas.
With streetscape improvements and addition of landscaping, the aesthetics of the area would be
enhanced, which would be consistent with Community Character Guiding Principles (CCGP).
These improvements, as well as the creation of a retail village, would help to create a pedestrian -
oriented environment that could encourage patrons and office employees of the area to walk to
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the various uses. This could potentially reduce vehicle trips, and in turn, minimize air quality
degradation, which would be consistent with the Mobility Guiding Principles (MGP) and the
Environmental Conservation Guiding Principles (ECGP). A policy in the Framework also
discourages the widening of Coast Highway in this area until all regional alternatives are
exhausted, which would also support MGP. This policy states that if widening of PCH is
adopted as a City policy, private property to be acquired for the right-of-way should be taken as
whole parcels only at fair market value.
2. Existine Mariner's Mile Specific Plan
The existing Mariner's Mile Specific Plan area generally extends from east of Old Newport
Boulevard to Irvine Avenue, south of Avon Street, on both sides of Coast Highway. The western
portion of the Mariner's Mile area contains the entire Specific Plan area. Under the Specific
Plan, the bay side of Coast Highway has been designated for Recreational and Marine
Commercial. This designation allows for the continuation of marine -oriented and visitor -serving
uses, as well as the maintenance of the marine theme and character of the area, and
encouragement of public physical and visual access to the bay. For the area inland of Coast
Highway, the Specific Plan allows for Retail and Service Commercial uses, which is intended to
serve as an active pedestrian -oriented retail area with a wide range of visitor -serving,
neighborhood commercial, and marine -related uses.
Under implementation of the Mariner's Mile Specific Plan, the eastern half of the Mariner's Mile
area would remain dominated by auto -related uses. The western half of the area north of Coast
Highway under the Specific Plan would consist primarily of the same uses as what exists today,
while the area along Lido Channel would be converted to visitor -serving, neighborhood
commercial, and marine -related uses that are oriented to pedestrians.
The types of uses that would be allowed under the Specific Plan would help facilitate a
concentration of marine uses and could potentially revitalize older commercial areas, which
would be consistent with EDGP. The marine theme and character of the area north of Coast
Highway would be maintained, in support of the CCGP of maintaining and enhancing the unique
character of Mariner's Mile. Implementation of this Specific Plan would not substantially
change the existing uses that are currently in the area; however, intensification can occur.
Therefore, vehicle trips and peak hour traffic could be affected. As such, MGP may not be met.
3. Mixed -Use Villaee Center
Similar to the .strategy recommended in the Mariner's Mile Strategic Vision & Design
Framework, this option would implement a pedestrian oriented mixed -use village center in the
area north of Coast Highway, near Tustin Avenue, Riverside Avenue, and Avon Street, as shown
in Figure 8-2. The goal of this option would be to 1) create a focal point within Mariner's Mile
through the redesign of the area as an integrated center containing an intensification of existing
retail and office uses on the ground floor with new residential uses on the upper floors, and 2)
provide a commercial center to serve the residential neighborhoods located to the north. Under
this option, the USPS Distribution Center would be relocated to reduce the presence of trucks
traveling in the area. Compatible uses to existing commercial and office space would take its
place. The existing parking lot, also shown in Figure 8-2, located between Riverside and Tustin
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Avenues could be improved for a variety of uses. Located in the core of the village center, this
lot could accommodate a public plaza to serve patrons and residents of the area. A two-story
parking garage with landscaping surrounding the structure and on the rooftop could also be
implemented at this site, and would serve the patrons of the village center, as well as surrounding
uses. Depending on market forces, the vacant lot and vacant buildings located east of Tustin
Avenue can accommodate office, retail, and/or a combination of marine -related commercial uses
to intensify activities in the area.
Streetscape improvements to Riverside and Tustin Avenues, as well as Coast Highway, would be
implemented under this option in order to foster a pedestrian -oriented environment within the
Village, as well as to physically connect the uses. Improvements could include the addition of
street furniture and landscaping, as well as widening of the sidewalks. The crosswalks on Coast
Highway at Riverside and Tustin Avenues could be better distinguished with use of different
types of paving, and link the village center with waterfront uses along Lido Channel.
Implementation of a mixed -use village center would be consistent with EDGP by incorporating
mixed -use developments and a variety of business types. The village center would also improve
the character of this portion of Mariner's Mile, which would be in support of CCGP. In addition,
the village concept would help create a pedestrian -friendly environment that would encourage
residents, patrons, and office employees of the area to walk to other commercial and restaurant
uses. This could reduce vehicle trips and, in turn, minimize of air quality degradation, which
would be consistent with the MGP and ECGP. Lastly, with the addition of residential units in
Mariner's Mile, Workforce and Special Needs Housing Guiding Principles (WSNHGP) would
be met.
4. Mixed -Use Developments - Other Locations
Mixed -use developments may also be appropriate in other portions of Mariner's Mile.
Specifically, the vacant lots, vacant building, and low -scale multi -tenant commercial space
located south of Coast Highway, and southeast of Tustin Avenue would be suitable sites for this
type of development. Another potential mixed -use site is located north of Coast Highway, west
of Irvine Avenue. Ground floor retail uses with residential units located on the upper floor could
be implemented at these locations, as shown in Figure 8-2. The residents would help serve as an
economic base for the restaurants located on the western portion of Mariner's Mile, and
commercial uses located throughout. Ground floor retail uses could consist of various types of
commercial uses or even provide office space, which would be dependent upon market
conditions. The potential mixed -use site located south of Coast Highway would be able to take
advantage of the site's proximity to Lido Channel, where views of the water would be available.
A height of two stories would be appropriate to prevent blockage of views from uses north of
Coast Highway along the bluff.
Under this option, new development could help maintain the City's positive fiscal balance and
revitalize a commercial building, while encouraging mixed -use would be in support of EDGP.
Depending on the design of the structure, this development could be consistent with CCGP by
enhancing the character of the area. Additional housing units in the area could be provided for
various economic segments of the population in Newport Beach, and be in support of WSNHGP.
However, implementation of this option would convert a vacant building and lot to different uses
that could contribute to peak hour traffic and congestion in Mariner's Mile. This would not be in
support of MGP. Lastly, new mixed -use developments have the potential to expose new
residents to noise and light sources from Coast Highway and surrounding uses. However, the
residents may drive less due to the many restaurants and commercial uses in the area, which
would be consistent with ECGP.
5. Marine -Related Commercial Uses Zone
Under this option, marine -related boat sales and other retail commercial uses would be focused
in the eastern portion of Mariner's Mile, north of Coast Highway, as shown in Figure 8-2.
Currently, auto -related commercial uses and fast food restaurants dominate this area. Additional
marine -related commercial uses would be encouraged, and existing uses located in the western
portion of Mariner's Mile could be relocated to this area. Because it can be difficult to
implement development projects on small lots or provide adequate parking, lot consolidation and
shared parking could be encouraged under this alternative. In addition, driveways should be
consolidated to help facilitate traffic flow on Coast Highway by minimizing ingress/egress into
this area.
The intensification of marine -related commercial uses in Mariner's Mile would support EDGP of
maintaining the City's positive fiscal balance and facilitating an economically viable
concentration of marine uses. Depending on the design of new marine -related commercial space,
the intensification of this type of use would maintain the unique character of marine uses in the
area, which would be consistent with CCGP. However, if all marine -related uses are within one
area, customers could drive to the area and walk to the various stores. This option may not
support MGP, or explicitly further WSNHGP or ECGP.
6. Residential Corridor
A residential area would be created under this option on the eastern portion of Mariner's Mile
and north of Coast Highway, as shown in Figure 8-2. This area of Mariner's Mile abuts bluffs
that contain single-family homes on top. Residential uses appropriate for this area include multi-
family units at two to three stories in height (limiting heights will prevent the blockage of views
from bluff top homes). Again, the presence of shallow lots in this area would suggest lot
consolidation to accommodate larger structures containing multi -family units. Lot consolidation
would also reduce the number of driveways, which would help facilitate traffic flows on Coast
Highway. Residential development could be landscaped along Coast Highway providing a visual
and noise buffer. Multi -family residential uses would be compatible with the other residential
uses south of this area, and would lye served by the commercial uses and restaurants located in
the western portion of Mariner's Mile
The development of multi -family units in Mariner's Mile would be in full support of WSNHGP.
Depending on the design of these residential uses, the aesthetics of the area could be improved
by phasing out auto -oriented commercial uses. This would be consistent with CCGP.
Additionally, residential uses typically generate less vehicle traffic than commercial uses, which
would be consistent with MGP.
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7. Waterfront Walkway
The concept of a waterfront walkway along Mariners Mile has been of interest to various
community leaders over the last 20 years. The California Coastal Commission requested the City
of Newport Beach to investigate the potential for this walkway for several years, as providing
public access to the waters edge. The development of a Mariners Mile Walkway would traverse
through predominantly private property that currently encompasses various uses ranging from
commercial to residential.
A walkway along the Mariner's Mile waterfront is technically feasible. Although special
technical challenges exist along several of the properties such as the various boat yards, solutions
exist for each property. In order to provide this walkway as a continuous pathway along the
waterfront, the route would traverse both existing landside and waterside spaces. Some pathways
would have to utilize existing parking lot areas and building corridors, while other potential
routes would traverse water space currently occupied by floating docks and boats.
Implementation of the waterfront walkway would help support CCGP of enhancing the character
of the area, as well as MGP and ECGP of encouraging visitors to walk to various uses along
Lido Channel. This option may also encourage more visitors to the area that would support
existing commercial uses, which could potentially support EDGP.
8. Streetscape Improvements
Similar to what is discussed in the Strategic Vision and Design Framework, implementation of
streetscape improvements in Mariner's Mile would help facilitate a pedestrian -oriented
environment along the entire length of the area. Additional crosswalks would be included under
this option to serve as a traffic -calming measure and to facilitate easier pedestrian access, as well
as link the north side of Coast Highway with waterfront uses. Figure 8-2 indicates where these
potential crosswalks could be added. However, traffic flow along Coast Highway could be
interrupted with additional crosswalks. A pedestrian overpass can also be constructed to
facilitate pedestrian crossing on Coast Highway without affecting traffic flows. Although there
are some portions of Mariner's Mile that contain street trees and shrubs, additional landscaping
along the entire length of Coast Highway would provide increased shade and a more pleasant
environment for the pedestrian. Other streetscape improvements that Mariner's Mile could
benefit from would be the addition of lighting, entry signs, and signage standards for all types of
development to implement a uniform type of sign in the area. These improvements are similar to
the ones recommended in the Mariner's Mile Strategic Vision and Design Framework.
Streetscape improvements and traffic -calming measures would help support CCGP of enhancing
the character of the area, while not supporting MGP of having less impact on peak hour traffic.
This option would not explicitly further EDGP, WSNHGP or ECGP.
9. Widening of Coast Highway
Under this option, Coast Highway would be widened to improve traffic flow in the area. The
City would have to acquire properties adjacent to Coast Highway to accommodate the widening,
and those businesses would have to be relocated. The widening of the street would also not
facilitate a pedestrian -friendly environment with additional vehicles on Coast Highway.
10
Implementation of this land use option would support the MGP of improving traffic flow. This
option, however, would not help to contribute positively to the City's fiscal balance as funds
would be required to acquire properties and to relocate businesses. In addition, widening of
Coast Highway would not support CCGP of maintaining the unique character of the area or
ECGP of minimizing air quality degradation by reducing reliance on the automobile.
11
Beach General Plan
FORMULATION
GPAC • July 12, 2004
EIP Assoclates
Urban Crossroads, Inc.
Applied Development Economics
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will
initiate its discussion and deliberations to determine the appropriate designations for land use
throughout the City. The first step will be the identification of possible land use alternatives for
the 12 subareas that have been selected by the General Plan Update Committee (GPUC).
Following identification, the consultant team will evaluate the comparative traffic, fiscal, and
environmental impacts of these options.
These Geographic Subarea Discussion Papers are intended to serve as a framework for the
GPAC's discussion in defining the land use alternatives for each of the following geographic
subareas within Newport Beach: Banning Ranch, Airport Business Area, Lido Marina
Village/Civic Center, Balboa Village, Cannery Village/McFadden Square, Corona del Mar, West
Newport Coast Highway Corridor, West Newport Residential, Mariner's Mile, West Newport
Industrial, Fashion Island/Newport Center, and Old Newport Boulevard. It is understood that
these encompass areas in which change is likely and/or policy intervention is necessary. Other
areas of the City will be addressed by "global" policies that will be subsequently defined during
the planning process.
These papers present an overview of existing conditions, as well as a summary of key planning
issues/findings affecting each subarea's land uses, as identified through the Visioning Process
and the analyses in the Technical Background Report, and raised by City staff. Guiding
Principles that pertain to or affect land use development of the subarea are also provided. Lastly,
initial land use options for each subarea are identified for GPAC to consider, and to stimulate
their identification of additional land use alternatives. The impact analyses will be presented to
and reviewed with the GPAC and at workshops designed for input from the general public in
September. Based on the input received, a Preferred Land Use Plan will be selected in October.
Description of West Newport Industrial
The area is generally bounded by Newport Boulevard to the east and 16th Street to the north.
Southwest of the West Newport Industrial area lies residential and condominium developments,
beyond which Banning Ranch is located. The City of Costa Mesa is located directly north of the
area. Figure 9.1 shows the regional location of the area. West Newport Industrial area is a mix of
1
residential (41.8 percent), industrial uses including the Newport Technology Center business
park (32.9 percent), and commercial uses (17.3 percent). Other uses include public uses such as
the City Corporation Yard and Carden Hall Elementary School on Monrovia Avenue.
Development in the area dates back to mid -twentieth century.
Commercial uses in the area include professional/medical office (13.2 percent) and auto -related
uses (1.8 percent). There are few neighborhood -serving retail uses in the area (about 2.0 percent
of the area). Some of the commercial uses are under -performing.
While not located within the area, Hoag Hospital just south of the area is a strong presence. The
proximity of Hoag Hospital to the West Newport Industrial area may act as an economic
attraction for new medical and related uses, and has the potential to cause the existing uses and
character of these areas to convert to a more medical focused district.
There are significant amounts of multi -family uses (32.1 percent) in the center of the area, (see
Figure 9.2) separating industrial uses to the north and south of the area. Light industrial uses
(30.0 percent) account for the majority of industrial uses in the area, while marine -related
industry and multi -tenant uses together account for less than 3.0 percent of the area. The mix of
industrial and residential uses is not always complementary within and at the edges of the area.
Some discussion among city staff members has arisen as to the future of the area as an industrial
area.
The City's current General Plan Circulation Element identifies several streets in the area for
widening and reconfiguration. The streets planned for widening include 15`h Street between
Monrovia Avenue and Superior Avenue, Superior Avenue between Placentia Avenue and
Industrial Way, and Placentia Avenue from Superior Avenue to Hospital Road. New road
extensions are planned west of the area for 151h Street, 17th Street and 10 Street (in Costa Mesa).
These streets are planned to extend to a new road to be constructed, Bluff Road, located in the
Banning Ranch area to the west.
2
1 }
COSTA MESA
v
IRVINE
r
f9 _
figure 9.1 Regional Location of West Newport Industrial
West Newport Industrial Issues
The following issues were identified for the West Newport Industrial area through the Visioning
Process, Technical Background Report (TBR) analyses, and by staff.
VISIONINGPROCESS
■ The mixed residential/industrial area north of Hoag Hospital (West Newport Industrial)
would benefit from revitalization.
TECHNICAL BACKGROUND REPORT
■ There is a deficit of active parks on the City's west side. The ability to increase parklands
is constrained by the land costs and lack of availability of vacant properties.
■ The expansion of Hoag Hospital offers opportunities for the development of medical -
related uses within the West Newport Industrial area.
■ An issue is the character of the West Newport Industrial area —whether it should remain
a small-scale industrial area or change to become more residential in use and character.
■ Multiple ownership of individual parcels inhibits the area's cohesive and integrated
development.
■ The fact that land values are high and continue to rise may make the area more suitable
for other uses, threatening the viability of light industrial uses in the West Newport
Industrial area.
■ The City of Costa Mesa has considered the extension -of State Route 55 (Costa Mesa
Freeway) to 160' Street.
CITYSTAFF
■ The current mix of land uses, including mobile homes, single-family residences, auto
related uses, manufacturing and boat storage, in the West Newport Industrial area results
in incompatibility issues with noise, parking and aesthetics.
■ The adjacency of the area to Costa Mesa underscores the importance of inter -
jurisdictional cooperation. Without proper coordination there is a potential to result in
land use incompatibility issues between residential and industrial uses that are proximate
but in different jurisdictions.
■ Access to Hoag Hospital is impeded by current traffic conditions. Congestion at Newport
Blvd. and Hospital Road is particularly heavy.
■ Development activity in the area may benefit from the preparation of a cohesive and
comprehensive plan.
■ Historically, smaller lots and lower land values have enabled the establishment of
industrial start-up businesses in the area.
■ Historically, the region has been a nautical attraction with support uses locatedin
proximity to the harbor and bay. However, current zoning only permits research and
development (R&D) uses in the Controlled Manufacturing (M-1-A) zoning district.
Limited manufacturing and fabrication of products require the approval of a use permit
by the Planning Commission, indicating marine related industry is not expressly allowed
in this area.
■ If the West Newport Industrial area is to retain an industrial character, the type of
industry encouraged and permitted should be reevaluated.
■ The parking supply in the area is sometimes inadequate, particularly for medical offices.
(Typically industrial uses have lower parking requirements than office or medical uses.)
■ Implementation of the Circulation Element may affect the mobile home park on 15°i
Street as planned street improvements such as widening may encroach into the property.
■ The intersections of 17s' Street and Newport Blvd., and 19u' Street and Newport Blvd.
just outside of the study area have been identified as the busiest intersections in Orange
County indicating that the West Newport Industrial area may benefit from or be affected
by future roadway improvements to address current deficiencies.
■ Existing mobile home parks and older apartments provide alternatives to higher cost
housing in Newport Beach.
Guiding Principles
The following guiding principles are from the Economic Development, Community Character,
Environmental Conservation, Workforce and Special Needs Housing, and Mobility Discussion
Papers, and are pertinent to land use development within the West Newport Industrial area.
(Please note: numbers correspond to Guiding Principles listed in their entirety under separate
cover.)
EcommiCDEvnopmENT
1. General Plan policies will maintain the City's positive fiscal balance.
4
2. General Plan land use policies will facilitate an economically viable concentration of
marine uses.
7. General Plan policies will facilitate the development and retention of a variety of
business types that strengthen the vitality of the local economy.
8. Additional development entitlement needs to demonstrate significant fiscal, economic or
other community benefit.
9. General Plan policies will protect the high value of residential property.
10. General Plan policies shall prepare the City to capitalize on market and demographic
changes and opportunities that emerge in key economic centers of the community.
COMMUNITY CHARACTER
3. Future development shall consider the scale, urban form, design, character and quality of
the community.
WORKFORCE AND SPECIAL NEEDS HOUSING
1. Promote a balanced residential community, comprised of a variety of housing types,
designs, and opportunities for all social and economic segments including very low, low,
moderate, and upper income households.
2. Maintain quality residential' development through the application of sound planning
principles and policies that encourage the preservation, conservation and appropriate
redevelopment of the City's housing stock.
4. Consider the rezoning of under -performing commercial areas to allow residential or
mixed -use development.
5. General Plan policies shall protect the high value of residential property.
MOBILITY
1. Establish General Plan land uses and density/intensity limits that will have less impact on
peak hour traffic.
5. The community will accept additional congestion when it chooses to maintain the current
urban form/community character by limiting roadway widening or other circulation
system improvements.
10. Plan the arterial roadway system to accommodate projected traffic at a level of service
acceptable to the community while minimizing neighborhood intrusion.
ENVIRONMENTAL CONSERVATION
3. Minimize air quality degradation through land use practices and circulation
improvements that reduce reliance on the automobile.
6. Minimize the exposure of people to noise hazards.
7. Minimize intrusion from light sources.
5
Potential Land Use Alternatives for Discussion
The potential land use alternatives discussed below may be considered for the West Newport
Industrial area, in particular at locations identified as possible "opportunity areas". The area is
largely built out; therefore change in the area is likely to occur as infill, or as
reuse/intensification of existing parcels. Thus, the options presented below are for individual sub
areas and parcels within the area that were identified as possible opportunity areas. Opportunity
areas were identified at locations where low -intensity development, underutilized properties or
vacant parcels exist, or were areas that have been previously identified for study in other City
policy documents. These areas, described below and illustrated in Figure 9.2, were identified as
possible opportunity areas in which to consider one or more of the land use options presented in
this section.
North Portion. Bounded by the City of Costa Mesa to the north, this area includes parcels
along 16a' Street and Production Place, between Superior and Monrovia Avenues. Existing
uses in this area include auto -related uses, specialty auto or marine assembly, storage and/or
distribution, and other light industrial uses. This area was identified because there is a
consolidation of light industrial uses in the area that differs from other uses in the West
Newport Industrial area.
Newport Technology Center. This Research and Development (R&D) business park is
located on Superior Avenue between the Newport City Yard and residential uses. Currently,
the Newport Technology Center is under -performing with a high vacancy rate. Research and
Development uses were adversely affected by the dot.com "bust' resulting in many newer
business park developments experiencing high vacancy rates. General office tenants have
recently been approved to occupy a portion of the otherwise vacant space.
Triangle Portion. The mix of land uses forms the triangular shape bounded by Carden Hall
Elementary School to the north and Monrovia Avenue to the east and Banning Ranch to the
west. This area is identified as an opportunity area due to the current mix of industrial and
commercial uses.
Hospital Road Medical Uses. The medical related uses north of Hoag Hospital and Hospital
Road are healthy, viable uses. There may be an opportunity to intensify the uses here,
creating a hub of hospital support uses and providing an economic stimulus for the area.
Mobile Home Parks. Four mobile home parks are located in the center of the West Newport
Industrial area. One is located east of Placentia, bounded by Monrovia to the east and 15a'
Street to the south; this mobile home park abuts industrial uses located on Production Place.
Three mobile home parks are located west of Placentia, bounded by Superior Avenue to the
southeast. Light industrial uses in Costa Mesa abut the properties to the north. These areas
were identified as opportunity areas due to their susceptibility to convert to higher value land
uses, although they currently provide more affordable housing options to Newport Beach
residents. There is a Mobile Home Park Overlay (MHP) in place that offers protection of
these uses, but the MHP does not preclude new development outright.
0
The land use options discussed below are not mutually exclusive and could be implemented in
combination with one another and/or other alternatives developed by GPAC. These land use
options are also presented in Table 9-1, which correlates the land use alternatives to specific
geographic areas for which they may be considered.
DEVELOPMENT SCENARIOS
1. Industrial and Marine Uses
This option calls for preserving and enhancing industrial and marine uses such as those related to
boat storage and repair, ship building, and specialty parts manufacture, such as sails. This option
could be applied in the North Portion and/or the Triangle.
Existing uses in the North Portion are primarily industrial and light manufacturing, with uses
such as automobile detailing, and specialty parts sales and distribution. Marine uses such as boat
repair, and specialty parts shops could be targeted for development in this area. This area is
directly adjacent to land within the City of Costa Mesa's jurisdiction. The uses along 16a' Street
are designated for "Light Industry" by the City of Costa Mesa. As such, the two areas could be
developed cooperatively to capitalize on marine industries, becoming a center of activity for
marine support uses.
This alternative could also be applied to the Triangle portion west of Monrovia Avenue, as
currently the area is a mix of industrial and commercial uses. The conversion to all industrial and
marine uses in the Triangle area would provide a more cohesive character and provide a
potentially more compatible development pattern. However, compatibility with land uses east
and west of the Triangle could be in question, as those uses are primarily residential. Industrial
uses may not be compatible with residential uses proposed in Banning Ranch, if those uses are
approved in the plan for that property.
Another consideration is the presence of Carden Hall Elementary; depending on the type of
marine uses allowed, industrial uses may not be compatible with the existing educational facility
or with potential residential uses in Banning Ranch, if that is the plan approved for that property.
The option for Industrial and Marine uses in either the North Portion or Triangle potentially
supports the Economic Development Guiding Principle to facilitate the development and
retention of a variety of business types that strengthen the vitality of the local economy. If the
zoning regulations were altered to allow marine uses in this area outright, then the option would
also contribute to the principle of facilitating an economically viable concentration of marine
uses.
While industrial uses in this area support the region's recreational and leisure activities and
contribute to Newport Beach's nautical heritage and character, current zoning requires a use
permit for any marine related industries. With Newport Beach's high land values, these industrial
uses may not be the most beneficial to the city's fiscal viability, as residential uses would likely
provide more tax revenue to the city. Therefore the policy to encourage marine industrial uses in
the West Newport Industrial area should be evaluated in this context.
7
2. Residential Uses
Residential uses continue to be in high demand throughout the region. Rising land values cause
under-utilized properties to convert to residential uses such as single-family residential uses. An
opportunity may be present in the West Newport Industrial area to convert industrial and under-
performing commercial uses to housing. Specifically, four areas are identified for potential
residential uses: the Triangle, the Newport Technology Center, the Mobile Home Parks, and the
North Portion. Existing zoning in the residential portions of the area allows 20 dwelling units per
acre. This zoning could be retained and applied to new residential development, providing for
more compact housing that could be moderately priced.
Residential uses could be developed in the Triangle providing a connection between existing
mobile home residential uses and potential future development in Banning Ranch. Roadway
extensions and reconfigurations that would reinforce such a connection are described in the
Circulation Element. The replacement of existing industrial uses with residential uses would
possibly require land remediation for future housing developments. The Triangle would be an
unique opportunity to consider higher density residential uses due to the area's large parcel sizes,
existing mix of uses and proximity to existing higher density housing units.
Another area for residential uses includes the Newport Technology Center. The Center currently
contains research and development uses and is largely vacant. This would entail the reuse or
redevelopment of the Center, replacing existing uses with residential uses such as studios, lofts
or apartments.
Several mobile home parks are located in the West Newport Industrial area presently. Retention
of these mobile home parks would provide options for workforce and special needs housing.
Although the Mobile Home Park Overlay exists, it may become necessary to implement
additional protections from market forces. Rising land values and demand for housing may place
pressure on these mobile home parks to convert to higher density housing or luxury housing. The
character of surrounding uses, i.e., industrial uses, may discourage such conversion. Maintaining
any residential uses on the mobile home park parcels may result in exposure to potential conflicts
(noise, parking, air pollution) with adjacent industrial uses (current or future) unless the entire
area converts to residential uses.
The North Portion may also be suitable for residential areas. While the City of Costa Mesa's
current land use designations specify industrial uses north of the North Portion, discussion of
replacing those uses with commercial or residential uses has arisen. Given that residential uses
abut the area to the south, new residential uses might be a compatible option.
The provision of additional housing opportunities in any of the four areas is consistent with the
City's Housing Element goals and Workforce and Special Needs Housing Guiding Principles to
provide a variety of housing types in the City, and the Economic Development Guiding Principle
to maintain high residential values. An increase in residential land uses might trigger the need to
provide additional public services, such as a park and a fire station. This need may not be
consistent with the Economic Guiding Principle to maintain fiscal balance. Retaining the mobile
home uses supports the Guiding Principle to maintain the city's existing housing stock.
0
Future new residential uses in the West Newport Industrial area might be subject to increased
traffic as the result of street improvements, as identified in the Circulation Element. Future
roadway improvements across the Santa Ana River, such as the 19a' Street bridge or connections
across 17`h or 19a` Streets have been suggested, although opposition from adjoining communities
has postponed activity to date.
3. Intensification of Medical Related Uses
As Hoag Hospital is a strong presence and economic stimulus in the area there is the opportunity
to capitalize on it. Allowing the intensification of medical related uses would result in a
concentration of those uses, improving the economic viability of area. This option is considered
for the Hospital Road Medical area and the Newport Technology Center.
The option to intensify medical related uses could be applied in the Hospital Road Medical area.
Currently, the uses in this area include medical offices and related uses. Intensification of
medical related uses in this area could result in increased revenue for the city, supporting
Economic Development Guiding Principles of maintaining fiscal balance and increasing retail
sales. This option could potentially contribute to principles of developing and retaining
businesses that strengthen the local economy and capitalizing on key economic centers of the
community. However, traffic congestion and air pollution could also increase with development
intensity in conflict with Environmental Conservation principles to minimize air quality
degradation.
Medical related uses may also be considered for the Newport Technology Center. This option
would convert the business park to medical office or medical -related manufacturing uses.
Conversion of R&D uses to medical related uses would likely be more easily implemented than
conversion to residential uses, another option for the Center site. Intensifying uses at this site has
the potential to increase traffic congestion in the area as the Center is not fully occupied at this
time. Converting the Center to medical related uses would have the same potential benefits as
those listed for the Hospital Road area, in addition to relieving current weak economic conditions
at the Center.
4. RetainNewport Technology Center
This option would retain the Newport Technology Center for office and research and
development uses. No redevelopment or additional development activity would occur under this
option. This option would not directly support Guiding Principles with the exception of the
Environmental Conservation Guiding Principle to minimize air quality degradation as more
intense uses would not be implemented and existing conditions would remain the same. As the
Center is currently underperforming no change to this area might be counter to Economic
Development principles of optimizing retail sales and strengthening the local economy.
9
Table 9.1 West Newport Industrial Development Options by Opportunity Area
Development Options
Op ortunity Areas
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O
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Y
O
=
N
Z
Z
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2
a
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1
Industrial and Marine Uses
X
X
2
Residential
X
X
X
X
3
Medical Related Uses
X
X
4
Retain Newport Technology Center
X
10
Beach General Plan
FORMULATION
GPAC REVIEW • July 12, 2004
EIP Associates
Urban Crossroads, Inc.
Applied Development Economics
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will
initiate its discussion and deliberations to determine the appropriate designations for land use
throughout the City. The first step will be the identification of possible land use alternatives for
the twelve subareas that have been selected by the General Plan Update Committee (GPUC).
Following identification, the consultant team will evaluate the comparative traffic, fiscal, and
environmental impacts of these options.
These Geographic Subarea Discussion Papers are intended to serve as a framework for the
GPAC's discussion in defining the land use alternatives for each of the following geographic
subareas within Newport Beach: Banning Ranch, Airport Business Area, Lido Marina
Village/Civic Center, Balboa Village, Cannery Village/McFadden Square, Corona del Mar, West
Newport Coast Highway Corridor, West Newport Residential, Mariner's Mile, West Newport
Industrial, Newport Center/Fashion Island and Old Newport Boulevard. It is understood that
these encompass areas in which change is likely and/or policy intervention is necessary. Other
areas of the City will be addressed by "global" policies that will be subsequently defined during
the planning process.
These papers present an overview of existing conditions, as well as a summary of key planning
issues/findings affecting each subarea's land uses, as identified through the Visioning Process
and the analyses in the Technical Background Report, and raised by City staff. Guiding
Principles that pertain to or affect land use development of the subarea are also provided. Lastly,
initial land use options for each subarea are identified for GPAC consideration, and additional
land use alternatives may be identified through this process. The impact analyses will be
presented to and reviewed with the GPAC and at workshops designed for input from the general
public in September. Based on the input received, a Preferred Land Use Plan will be selected in
October.
Description of Newport Center/Fashion Island
Newport Center is generally located in the center of the city, north of Coast Highway between
Jamboree Road and MacArthur Boulevard as shown in Figure 10-1 below. Newport Center is a
regional center of business and commerce that includes major retail, professional office,
entertainment, recreation, and housing in a master planned mixed -use development. Fashion
Island, a major retail shopping center, forms the nucleus of Newport Center, and is framed by
this mixture of office, entertainment, residential, and housing. Newport Center Drive, a ring road
that surrounds Fashion Island, connects to a number of interior roadways that provide access to
the various sites within the Center and to the three major arterials that service this development.
High-rise office and hotels buildings to the north of the Center form a visual background for
lower rise buildings and uses to the south and west.
Newport Center is essentially built out with the exception of a couple of vacant strips of land in
the southeast portion of the site. There is entitlement for 100 additional rooms on the Four
Seasons hotel site and just less than 300,000 square feet of entitled undeveloped retail space in
Fashion Island. Combined, Newport Center and Fashion Island contain commercial land uses
that represent 57.4 percent of this sub area. Fashion Island, a regional mall with a mix of
specialty shopping, accounts for 15.8 percent of the uses within the sub area. Newport Center
consists of professional office uses (26.6 percent of the study area), two hotels (6.3 percent),
multi -tenant commercial (5.9 percent), public and semi-public uses such as the Police and Fire
Departments and Orange County Museum of Art and Sports Museums (2.9 percent), and
entertainment (1.5 percent) uses along the perimeter of Newport Center Drive. The Center is also
the site of a transportation center, located at San Joaquin Hills Drive and MacArthur Boulevard
that includes a Park and Ride.
A large open space area (26.1 percent) adjacent to Coast Highway and Jamboree Road in the
western portion of the sub area is the site of the Newport Beach Country Club and Balboa Bay
Tennis Club. Single- family attached and multi -family residential uses (10.4 percent) also are
located in this quadrant. There is a considerable amount of vacant land (approximately 16 acres)
between MacArthur Boulevard and Avocado Avenue. Newport Center is largely built out, but
there has been discussion of future development of office, hotel, retail, and residential uses in
this area.
COSTA MESA Ie.I -�
IftVINE
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Figure 10.1 Regional Location of Newport CenterlFashion Island
Newport Center/ Fashion Island Issues and Opportunities
The following issues were identified for Newport Center/Fashion Island through the Visioning
Process, findings of the Technical Background Report (TBR), and input from City staff.
VISIONING PROCESS
A majority of residents and businesses support keeping retail space at current levels in
Fashion Island, while some are willing to support expansion of existing stores and
moderate increases for new businesses.
2. A majority of residents and businesses support little or no change to Newport Center,
while some are willing to allow growth for existing companies.
3. Newport Center has been identified as an area of the City appropriate for mixed -use
development integrating housing and commercial or office space.
4. There is no consensus that hotels should be built in the City. However, if new hotels were
to be built, a majority of resident and business survey respondents support building new
hotels in Newport Center.
TECHNICAL BACKGROUND REPORT
Based on current zoning, there is additional development capacity in Newport Center for
100 additional hotel rooms on the Four Seasons Hotel site. There is also additional
development capacity of just less than 300,000 square feet in Fashion Island.
CITYSTAFF
There are opportunities to improve the pedestrian circulation linkages between the
properties in Newport Center in general, and in particular between Fashion Island and
other properties in Newport Center.
2. There is a high level of peak -hour traffic on the major streets that provide access to
Newport Center: Coast Highway, MacArthur Boulevard, and Jamboree Road,
3. There are parking issues at some locations in Newport Center. For example, the medical
offices in Block 400 lack parking, and parking around the theatre in Blocks 200 and 300
is not clearly designated.
4. There is multiple ownership of the properties in Corporate Plaza, and Blocks 100, 200
and 300 bounded by Coast Highway, Newport Center Drive, San Miguel and Avocado
Avenues. This ownership pattern could inhibit the reuse/intensification of properties in
this area over the long term (20-30 years) in a uniform and cohesive manner.
5. The vacant parcel located between Avocado and MacArthur Blvd. south of San Miguel
Drive is to be dedicated to the City for open space and possibly additional parking for the
Central Library.
6. Pacific Life is one of few corporate headquarters in Newport Beach and is a significant
employer. They have expressed a need to expand their operations to retain headquarters
in Newport Beach.
Guiding Principles
The following guiding principles from the Economic Development, Community Character,
Environmental Conservation, Workforce and Affordable Housing, and Mobility Discussion
Papers, are relevant to land use development within Newport Center and Fashion Island. The
numbering of the principles indicated below correspond to their listing in the Guiding Principles
discussion papers from which they are drawn.
ECONOMICDEVELOPMENT
1. General Plan policies will maintain the City's positive fiscal balance.
4. The General Plan should encourage mixed -use development.
5. General Plan policies will support City efforts to optimize retail sales capture in the
community.
6. The quantity of land designated for commercial use and the development standards that
regulate such uses shall reflect the market support that can reasonably be anticipated
during the General Plan time horizon.
7. General Plan policies will facilitate the development and retention of a variety of
business types that strengthen the vitality of the local economy.
8. Additional development entitlement needs to demonstrate significant fiscal, economic or
other community benefit.
9. General Plan policies will protect the high value of residential property.
10. General Plan policies shall prepare the City to capitalize on market and demographic
changes and opportunities that emerge in key economic centers of the community.
11. The General Plan shall support the careful expansion of visitor -serving businesses and
facilities, including hotels and meeting facilities.
COMMUNITY CHARACTER
2. Maintain and enhance the beneficial and unique character of the different neighborhoods
and business districts that together identify Newport Beach.
3. Future development shall consider the scale, urban form, design, character and quality of
the community.
0
WORKFORCE AND SPECIAL NEEDSHousm
Promote a balanced residential community, comprised of a variety of housing types,
designs, and opportunities for all social and economic segments including very low, low,
moderate, and upper income households.
3. Consider mixed -use development as a means to create additional housing opportunities.
5. General Plan policies shall protect the high value of residential property.
MOBILITY
1. Establish General Plan land uses and density/intensity limits that will have less impact on
peak hour traffic.
2. Consider the potential benefits and costs (housing, social, community character, fiscal
and economic) of land use and circulation system alternatives as part of the process of
adopting goals regarding acceptable levels of service for the circulation system.
4. In selecting land use and circulation system alternatives, weight will be given to traffic
congestion that is ongoing as well as to congestion that is limited to a few hours of the
day or a few months of the year.
8. Consider urban scale development in areas where there is potential for development
patterns that will minimize traffic.
9. Increase City strategies and programs to enhance the development and use of alternative
transportation modes and transportation systems management.
ENVIRONMENTAL CONSERVATION
Minimize air quality degradation through land use practices and circulation
improvements that reduce reliance on the automobile.
5. Encourage the protection and creation of public viewsheds within the City.
7. Minimize intrusion from light sources
Suggested Land Use Alternatives
The potential land use alternatives discussed below may be considered for Newport
Center/Fashion Island, in particular at locations identified as possible "opportunity areas". As
Newport Center and Fashion Island are largely built out, any significant change in the area will
occur as infill, or reuse/intensification of existing parcels. Thus, the options presented below are
for individual sub areas and parcels within the Center that were identified as possible opportunity
areas. Opportunity areas were identified at locations where low -intensity development,
underutilized properties or vacant parcels exist, or areas that have been identified for possible use
in other City policy documents. These areas, described below, were identified as possible
opportunity areas in which to consider one or more of the land use options presented in this
section.
5
A. Civic Plaza. Located at San Joaquin Hills Road between Jamboree, San Clemente and
Santa Barbara Drives, existing uses in this area include civic offices and uses such as the
Police Department headquarters and a City Fire Station, as well as offices, auto uses,
specialty retail and open space. This location was identified as an opportunity area because
the existing intensity (low rise 2-story offices) of development allows the opportunity for
intensification and/or reuse of these properties.
B. Financial Plaza. Located at San Joaquin Hills Road between Santa Rosa and Newport
Center Drives, existing uses in this area include office, hotel (Four Seasons), specialty retail,
and multi -tenant commercial. This location was identified as an opportunity area because
there is undeveloped entitlement for 100 rooms on the Four Seasons hotel site
C. Block 500. Located at San Joaquin Hills Road between Santa Rosa and San Nicolas
Drives, the existing use in this area is dominated by offices. This location was identified
because the extensive area of surface parking presents an opportunity for
reuse/intensification of existing uses and or alternative development options with the addition
of structured parking.
D. Avocado North. Located between MacArthur Boulevard and Avocado Avenue north of
San Miguel Drive, this property is currently vacant. This area was identified as an
opportunity area because its use will change based upon its inclusion in the Housing Element
as a future housing site. A General Plan amendment and zone change are in process for this
site to accommodate housing.
E. Newport Village. Located south of San Miguel Drive between MacArthur Boulevard and
Avocado Avenue, this area is currently vacant. It was identified because it was dedicated to
the City for use as open space pursuant to the Circulation Improvement and Open Space
Agreement (CIOSA).
F. Gateway/Theatre Plaza. Located at Newport Center Drive between San Miguel and
Farallon Drives, existing uses in this area include a theatre, restaurants, retail, seasonal
services and office uses. This area was identified based on the low intensity of development
and the opportunity for reuse/intensification of these properties over the term of this general
plan update. There is also a need to establish better relationships between the uses and the
location of parking for the uses in this area.
G. Fashion Island. Located in the center of Newport Center this area is a regional shopping
center. It was identified as an opportunity area because there is 300,000 square feet of
undeveloped entitlement remaining on this property, and there is the opportunity to consider
optional land uses at this location.
H. Southwest Quadrant. Located on Coast Highway between Jamboree Road and Newport
Center Drive, this area contains a golf -resort, hotel, and residential uses. There is a small
vacant parcel in this area that may be considered for future development opportunities.
I. Block 700. Located in the block bound by Newport Center Drive, Santa Cruz and San
Clemente Drives, and Santa Maria Road, this parcel contains the corporate offices of Pacific
0
Life, the only tenant on the site. This area was identified because Pacific Life, a valued
corporate citizen, has expressed a desire to expand on their current site.
The land use options discussed below are not mutually exclusive and could be implemented in
combination with one another and/or other alternatives developed by GPAC. Figure 10-2 depicts
the opportunity areas and the various land use alternatives considered for each area. These land
use alternatives are also presented in Table 10-1 at the end of this discussion. This table
correlates the land use alternatives to specific geographic areas for which they may be
considered.
DEVELOPMENT OPTIONS FOR NEWPORT CENTER /FASHIONISLAND
1. Mixed Use Development
This land use alternative may be characterized by vertical mixed use in a building with
commercial development on the ground floor and residential on the upper floors, or as an
integrated development on a large parcel that includes residential and commercial uses in
separate buildings, such as currently exist in this area. Mixed -use projects under this scenario
may be considered up to the height limits specified in the Zoning Code. Newport Center, with its
concentration of mid- and high-rise offices and Fashion Island, represents a major employment
center in the City and the region. The provision of housing as a component of a mixed use
project with commercial on the ground floor and housing above, would support and strengthen
the economic vitality of the area and further increase the market for the retail and support
services and uses in Newport Center and provide an opportunity to heighten/improve pedestrian
activity in a prime activity center of the City. Mixed -use projects would also provide the
opportunity/synergy for additional complementary entertainment, cultural and recreational uses
to this area.
Mixed use is consistent with several guiding principals including Environmental Conservation to
improve air quality due to the reduced trips that result from mixed -use projects relative to single
use development. It is also consistent with Economic Development and Workforce and Special
Needs Housing guiding principles that encourage the consideration of mixed use in appropriate
areas. Mixed use continues to be a viable consideration for this area based upon the continue
success of Newport Center, an already established mixed use development. As shown in Figure
10-2, locations that are suitable for mixed -use projects include Civic Plaza, Fashion Island, and
Gateway/Theatre Plaza.
2. Residential
A variety of residential product types may be considered in this area based on appropriate siting
and density, including attached low-rise single-family housing, high-rise residential, and possibly
senior citizen residential units. The density of these projects should be consistent with the
character of adjacent and/or surrounding development, subject to the height limits expressed in
the Zoning Code, depending on the location. The provision of additional housing opportunities is
consistent with the City's Housing Element goals and Workforce and Special Needs Housing
guiding principles to provide a variety of housing types in the City, and the Economic
Development guiding principle to maintain high value residential. Further, additional housing
7
increases the local customer base for commercial uses in Newport Center and reduces traffic for
those who may live and work in the area consistent with Mobility guiding principles. Residential
uses would also provide additional housing opportunities within a major City and regional
employment center. The success of the Colony Apartments indicates that there is market support
for residential in this area. Residential opportunities may be considered in Civic Plaza, Financial
Plaza, Block 500 Plaza, Block 600 and Avocado North as shown in Figure 10-2. Specifically,
high density residential uses could be appropriate on the site of the Four Seasons Hotel, where
views of the ocean would be available. The vacant parcel identified as Avocado North has also
been identified by the City in its Housing Element for consideration as a possible site for
housing. The density of the residential in the Southwest Quadrant may be considered as a guide
for the density of similar attached single-family product that may be developed on other sites in
Newport Center.
3. Hotel
This land use alternative may constitute the development of additional rooms at the existing Four
Seasons Hotel, or a new hotel. The Visioning Process and Economic Development studies
identified the need and desirability for hotels as a way of attracting additional business to the
community. In particular, the study identified the need for hotels with full service meeting
facilities in order for the City to be competitive with ocean front hotels in nearby cities with such
meeting facilities. The scale of such development could be considered at a scale similar to the
existing Marriott Resort in Newport Center. The availability of conference facilities in close
proximity to the large office market in Newport Center would further enhance the viability of the
area. In addition to its location in a vibrant mixed -use center, the advantage of this area for hotels
is its proximity to the coast, a major employment center, and the John Wayne Airport. Hotels are
consistent with several Economic Development principles including capitalizing on market and
demographic changes and opportunities that emerge in key economic centers of the community,
and the expansion of visitor -serving businesses and facilities including hotels and meeting
facilities.
4.Ofce
At more than 26 percent of the land area in Newport Center, office uses are second only to retail
commercial in the area. The variety of low, mid, and high-rise offices combine to form a
significant employment base in Newport Center. The continued viability of some corporate
entities in the area, such as Pacific Life, will depend on their ability to grow and expand over the
term of this general plan update. The opportunity to expand within their current environs
suggests that the opportunity for expansion of existing office uses be considered as an alternative
for the long-term growth and viability of this area. The scale and/or intensity of the offices may
vary in height depending on their location. Possible locations for office expansion and/or reuse
are in Civic Plaza, Financial Plaza, Block 500, and Pacific Life in Block 700. The multiple -
ownership of properties in Gateway/Theatre Plaza may lend itself to the reuse and/or expansion
of office opportunities over the long term (20-30 years).
5. Entertainment /Cultural Uses
Entertainment and cultural uses such as theatres, galleries, art schools, and specialty museums,
may be considered for appropriate locations in Newport Center. The addition of these uses with
appropriate pedestrian connections would enhance pedestrian activity in the Center. These uses
may be located in GatewayfMeatre Plaza, which is currently designated for these uses in the
City's General Plan and to complement the entertainment uses that currently exist in this area
such as the Big Newport Theatre. Civic Plaza, where the Orange County Museum of Art is
located, also could be an appropriate location for these uses. These uses are consistent with
Economic Development principles as these uses are a type of visitor service use and they have
the potential to contribute to the continued viability of Newport Center consistent with the
guiding principal to capitalize on market opportunity in key areas of the community. These types
of uses are also be consistent with Mobility guiding principles regarding land uses that are not
peak hour traffic generators.
6.Open Space
Open Space is expected for one of the few vacant parcels remaining in Newport Center as shown
in the Newport Village Area. This area is scheduled to be dedicated to the City for open space
use pursuant to provisions of the CIOSA. There is a need for additional parking for the Central
Library, south of this site, and part of this open space site could be considered to meet that need.
This open space option is consistent with the Community Character guiding principle to balance
developed lands with adequate open space.
7. Expansion of Retail Uses
Approximately 300,000 square feet of additional retail space is currently entitled for Fashion
Island. This expansion should occur based upon market demand so that it is consistent with
Economic guiding principles including expanding the capture of local retail sales dollars and
maintaining a positive fiscal balance in the community. Whether this amount of development
should be increased over the term of this update of the General Plan will depend on factors such
as market demand, competition among other potential uses on the site, and environmental factors
such as traffic.
8. Draft Newport Center Lone Ranee Plan
In response to a request by the Irvine Company to expand Newport Center, the City produced a
Draft Newport Center Long Range Plan. This plan, which contains goals, objectives,
development standards, and design guidelines for the long-range growth and expansion of
Newport Center, was not adopted because the expansion request was withdrawn. This draft plan
remains a viable alternative that may be considered as a development option.
The guiding principles for the expansion of Newport Center are summarized in the plan as
follows:
■ Regulate development intensity by using vehicle trip generation data.
■ Promote economic development that provides jobs, services, revenues, and opportunities
in a multi -use and fiscally balanced downtown center.
9
Maintain, strengthen, and enhance the original design concepts through the development
of design guidelines for Newport Center.
Overall, the plan acknowledges the significance of Newport Center as a critical component of the
City's economy, character and identity, and the policies contained in the plan are intended to
encourage its continued success. Under this plan, the long-range vision for the area is intended to
address existing and future development opportunities for commercial, retail, residential and
office expansion, as well as additional open space. The plan contains land use policies that
establish development intensity limits that range from a height of 35' feet to 300' and allow
additional traffic capacity for specified properties/uses within the Center. The additional capacity
for Newport Center, correlated to the number of additional vehicle trips allowed under this plan,
is 1.3 million square feet and 165 residential units. The additional development intensity allowed
under this plan is intended to encourage a diversified and fiscally balanced mix of land uses in
Newport Center to provide for a regional cultural and employment destination center.
9.Other Improvements to Newport Center/Fashion Island
An area of improvement that may be considered in any future plans for Newport Center and
Fashion Island is pedestrian circulation. A plan to unify the walkways and streetscapes to
enhance pedestrian linkages among the various activity areas, such as the theatres, museum, and
Fashion Island, would improve accessibility throughout the Center.
Table 10.1 Newport CenterlFashion Island Development Options by Opportunity Area
Oppor
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Entertainment/Cultural Uses
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Open Space
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Expansion of Retail Uses
X
10
Citv ofNewport Beach General Plan
FORMULATION
FOR GPAC • July 12, 2004
EIP Associates
Urban Crossroads, Inc.
Applied Development Economics
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will
initiate its discussion and deliberations to determine the appropriate designations for land use
throughout the City. The first step will be the identification of possible land use alternatives for
the 12 subareas that have been selected by the General Plan Update Committee (GPUC).
Following identification, the consultant team will evaluate the comparative traffic, fiscal, and
environmental impacts of these options.
These Geographic Subarea Discussion Papers are intended to serve as a framework for the
GPAC's discussion in defining the land use alternatives for each of the following geographic
subareas within Newport Beach: Banning Ranch, Airport Business Area, Lido Marina
Village/Civic Center, Balboa Village, Cannery Village/McFadden Square, Corona del Mar, West
Newport Coast Highway Corridor, West Newport Residential, Mariner's Mile, West Newport
Industrial, Fashion Island/Newport Center, and Old Newport Boulevard. It is understood that
these encompass areas in which change is likely and/or policy intervention is necessary. Other
areas of the City will be addressed by "global" policies that will be subsequently defined during
the planning process.
These papers present an overview of existing conditions, as well as a summary of key planning
issues/findings affecting each subarea's land uses, as identified through the Visioning Process
and the analyses in the Technical Background Report, and raised by City staff. Guiding
Principles that pertain to or affect land use development of the subarea are also provided. Lastly,
initial land use options for each subarea are identified for GPAC to consider, and to stimulate
their identification of additional land use alternatives. The impact analyses will be presented to
and reviewed with the GPAC and at workshops designed for input from the general public in
September. Based on the input received, a Preferred Land Use Plan will be selected in October.
Description of Old Newport Boulevard
This area is situated east of Newport Boulevard and runs from 15th Street at the north end to
Catalina Drive at the south end. Refer to Figure 11.1 for the area's regional location. Old
Newport Boulevard was formerly the primary roadway leading into the city from the north. A
residential neighborhood lies directly to the east, while Hoag Hospital is situated to the west
1
across Newport Blvd. This area is primarily commercial (71.3 percent of the area) comprised
mainly of professional offices, and multi -tenant commercial uses. Secondary uses include
personal services, restaurants, and specialty shopping such as home furnishing stores and beauty
salons. Most specialty retail appears to occupy converted residential buildings. Recently, this
area has experienced a transition towards increased medical office uses. This transition is likely
attributable to the proximity of Hoag Hospital.
There are two vacant buildings at the northern end of the study area, (3.5 percent of the area), as
well as a few auto -related uses (4.7 percent) such as auto service repair. The mix of uses is not
always complementary, with auto repair uses adjacent to hair salons and/or specialty retail. This
area is not pedestrian -oriented. While there are some walkable areas, the boulevard is wide and
there are a mix of uses and lot configurations that do not create a consistent walkway. This area
is governed by a Specific Plan.
Personalservices commercial along Old Newport Blvd.
COSTA MESA
scale 1s not pedestrfan•friendly
r
IRVINE
Figure 11.1 Regional Location of Did Newport Blvd.
2
Old Newport Boulevard Issues
The following issues were identified for the Old Newport Boulevard area through the Visioning
Process, Technical Background Report (TBR) analyses, and by staff.
VISIONINGPROCESS
■ Visioning participants felt Old Newport Boulevard could benefit from revitalization.
TECHNICAL BACKGROUND REPORT
■ The expansion of Hoag Hospital offers opportunities for the development of medical -
related uses within the Old Newport Boulevard area.
■ Old Newport Boulevard contains a fragmented mix of uses including professional office,
personal services, auto -related commercial and residential uses. This mix is likely a result
of the boulevard's evolution from a retail thoroughfare and major entry way into the city
to a secondary roadway. Retail commercial uses have recently begun to be replaced with
medical offices.
■ The Old Newport Boulevard area is in a transition stage. Should the area change to
accommodate residential or other uses, or remain a retail -service area?
■ Multiple ownership of individual small parcels inhibits the area's cohesive and integrated
development.
CITYSTAFF
■ The current mix of land uses in the Old Newport Blvd. area results in potential
incompatibility issues; e.g., noise and aesthetic impacts on personal services uses from
auto repair services.
■ Parcels vary in size and depth; parcels west of Old Newport Blvd. are very deep and vary
in widths, while parcels east of Old Newport Blvd. are narrow and shallow, and abut
residential uses.
■ Parcels west of Old Newport Blvd. have dual frontage, along Newport Blvd. and along
Old Newport Blvd. Access to those parcels is not available from Newport Blvd. and
visibility to these properties has been diminished since the realignment of Old Newport
Blvd.
■ Older craftsman style residences are present along Old Newport Blvd.; there may be the
potential to relocate these or convert these structures for other uses.
■ Some residential units at the periphery of the area have been converted to commercial
uses.
Guiding Principles
The following guiding principles are from the Economic Development, Community Character,
Environmental Conservation, Workforce and Special Needs Housing, and Mobility Discussion
Papers, and are pertinent to land use development within the Old Newport Boulevard area.
(Please note: numbers correspond to Guiding Principles listed in their entirety under separate
cover.)
ECONOMICDEVELOPMENT
1. General Plan policies will maintain the City's positive fiscal balance.
2. General Plan policies will encourage the revitalization of older commercial areas.
5. General Plan policies will support City efforts to optimize retail sales capture in the
community.
7. General Plan policies will facilitate the development and retention of a variety of
business types that strengthen the vitality of the local economy.
8. Additional development entitlement needs to demonstrate significant fiscal, economic or
other community benefit.
9. General Plan policies will protect the high value of residential property.
COMMUNITY CHARACTER
2. Maintain and enhance the beneficial and unique character of the different neighborhoods
and business districts that together identify Newport Beach.
3. Future development shall consider the scale, urban form, design, character and quality of
the community.
WORKFORCE AND SPECIAL NEEDS HOUSING
1. Promote a balanced residential community, comprised of a variety of housing types,
designs, and opportunities for all social and economic segments including very low, low,
moderate, and upper income households.
2. Maintain quality residential development through the application of sound planning
principles and policies that encourage the preservation, conservation and appropriate
redevelopment of the City's housing stock.
4. Consider the rezoning of under -performing commercial areas to allow residential or
mixed -use development.
5. General Plan policies shall protect the high value of residential property.
MOBILITY
1. Establish General Plan land uses and density/intensity limits that will have less impact on
peak hour traffic.
2. Consider the potential benefits and costs (housing, social, community character, fiscal
and economic) of land use and circulation system alternatives as part of the process of
adopting goals regarding acceptable levels of service for the circulation system.
9
5. The community will accept additional congestion when it chooses to maintain the current
urban form/community character by limiting roadway widening or other circulation
system improvements.
ENVIRONMENTAL CONSERVATION
3. Minimize air quality degradation through land use practices and circulation
improvements that reduce reliance on the automobile.
6. Minimize the exposure of people to noise hazards.
DEVELOPMENT SCENARIOS
For the Old Newport Boulevard area, several preliminary development scenarios have been
identified, as discussed below. These options are not mutually exclusive and could be
implemented in combination with one another and/or other scenarios developed by GPAC.
Figure 11.2 shows the Old Newport Blvd. area and illustrates the potential improvements
discussed below.
1. Existina Specific Plan
This option calls for enhancing the existing retail commercial district with an improved
appearance. The Specific Plan allows for a commercial and mixed -use district with retail and
office uses. Improvements included in the plan would involve entry point and streetscape
enhancements, landscape standards, and improved access, visibility and parking. For instance,
the plan suggests a median parking island concept that would be implemented in the center of
Old Newport Blvd. This would provide a landscaped parking area, enhancing the area's physical
attractiveness and augmenting the parking supply. The plan would result in an improved business
district with a pedestrian -oriented focus. Mixed -use commercial/residential development with
retail support uses would be encouraged. While the existing Specific Plan encourages mixed use
development in the area, the current maximum allowed floor area ratio (FAR) of .75:1 has not
been found to be economically viable. Rather a FAR of 2:1 has been shown to be more viable in
the real estate market. See Figure 11.3 for land uses allowed under this Specific Plan.
Retail viability has been uncertain in this location since the boulevard's realignment. New retail
uses alone may not provide enough of an impetus to revitalize the area. Therefore it is likely that
the addition of new uses in tandem with physical improvements would be necessary for this
option to be successful.
This option supports the Economic Development Guiding Principles to encourage the
revitalization of older commercial areas, encourage mixed -use development, and optimize retail
sales. Economic Development Guiding Principles to attain fiscal balance and protect the high
value of residential property could also be supported by this option. Additionally, the
development of the specific plan potentially supports the Economic Development Guiding
Principle to facilitate the development and retention of a variety of business types that strengthen
the vitality of the local economy.
The implementation of the Specific Plan would be consistent with the City's Housing Element
goals and Workforce and Special Needs Housing Guiding Principles to provide a variety of
housing types in the City, encourage mixed -use development, and consider rezoning under-
performing commercial uses. This option would likely support the Community Character
Guiding Principle to maintain and enhance the beneficial and unique character of the business
district.
eographic Subareas Land Use Policy Formulation:
Old Newport Boulevard
r
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.t'`.iaR>My"+1M+Kw +.. +�,. ���I� ,. �,�;; �b�Jth •y`t+ k�. as�{s � �4:
,= r h a a �.�1 r 5 P�,rv,c s •.tx�.
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Figure 113 Old Newport Boulevard Specific Plan
2. Medical Related Uses
This option would result in the conversion of retail and commercial uses to medical office or
ancillary medical uses to establish a specialized medical district. The proximity of Hoag Hospital
suggests this would be a viable option for the area as medical related uses have already
flourished north of the Hospital.
Conversion of the existing commercial uses, would ameliorate the incompatibilities currently
experienced and would result in a more cohesive development pattern. Consolidation of the
smaller parcels would facilitate redevelopment of the area, making new development more
economically viable. For instance, parking for multiple parcels could be shared in a single
parking area, instead of having to accommodate parking requirements on very small parcels.
This option supports the Economic Development Guiding Principle to encourage revitalization
of older commercial areas, and optimize retail sales by capitalizing on an existing local economic
stimulus, Hoag Hospital. The option potentially supports the Economic Development Guiding
Principle to facilitate the development and retention of a variety of business types that strengthen
the vitality of the local economy.
This option would not address Workforce and Special Needs Housing Guiding Principles.
However, the option would be consistent with the Mobility Guiding Principles to have less
impact on peak hour traffic, as medical uses would likely generate continuous moderate levels of
vehicle trips.
3. Residential Uses
Residential uses continue to be in high demand throughout the region. Rising land values have
caused under-utilized properties to convert to higher yielding land uses such as single-family
residential uses. There is an opportunity to capitalize on this housing trend by converting the Old
Newport Blvd. area into a residential neighborhood. Three versions of this option are described
below.
A.) Residential. This option could be applied as primarily residential, converting the area
to a residential neighborhood with a limited amount of neighborhood supporting uses.
This option might best be applied reconfiguring Old Newport Blvd. with consideration of
its closure to through traffic from Newport Blvd. to protect residences from noise, traffic
and related impacts.
B.) Mixed -Use Development. Another option would be to allow mixed -use residential
providing greater flexibility of uses. Retail services could continue to be provided along
the ground floor, serving the existing surrounding neighborhoods. Housing and offices
could be developed at two to four stories above the retail uses. This would allow the area
to form a buffer for the existing residential neighborhood to the east, providing the
opportunity to create a better transition from Newport Blvd. while still accommodating
much desired housing.
C.) Medical Related Housing. A medical related housing option would encourage short-
term housing uses such as convalescent care facilities, surgery recovery centers and other
short-term rehabilitation uses. These facilities could address short-term accommodation
needs related to local medical clinics and/or Hoag Hospital.
All three residential options would likely be facilitated by parcel consolidation as current
conditions present small and inconsistently sized parcels. The provision of additional housing
opportunities is consistent with the City's Housing Element goals and Workforce and Special
Needs Housing Guiding Principles to provide a variety of housing types in the City, encourage
mixed -use development and consider rezoning under -performing commercial uses. Development
of additional residential uses would help meet the Workforce and Special Needs Housing
Guiding Principle to provide a balanced residential community of varying housing types and
offer an opportunity to provide affordable housing.
The residential options also support- the Economic Development Guiding Principle to maintain
high residential values by improving uses in the area. Residential options may not address the
Community Character Guiding Principles to maintain the current character of the business
district, but these options would likely enhance the urban form, design and quality of the
community.
0
Selecting the mixed -use housing could be more significant to maintaining the City's fiscal
balance and optimizing retail sales capture because of its retail related benefits. Converting to
residential only would decrease retail sales and create an additional need for public services. The
Mobility Guiding Principle related to peak hour traffic would be best addressed by the mixed -use
option as retail uses do not generally produce high peak hour trips.
_f
ASSOCIATES
Memorandum
To City of Newport Beach City Council and Planning Commission
From Woodie Tescher, EIP Associates
Subject Guiding Principles for the General Plan Update
Date August 6, 2004
INTRODUCTION
In May 2004 the General Plan Advisory Committee (GPAC) began a process to define Guiding
Principles that will be used as the basis for framing and assessing the land use alternatives for
the General Plan Update. Essentially, these principles will function as benchmarks for the
development of land use alternatives and will constitute the rules by which the alternatives will
be judged. Guiding Principles may be thought of on a level with General Plan goals, from which
more detailed policies and implementation measures will be developed. The Guiding Principles
elaborate and expand upon the Vision Statement that was defined through the public process
during the past year and a half.
Five sets of Guiding Principle discussion papers were developed that address Economic
Development, Community Character, Workforce and Special Needs Housing, Mobility, and
Environmental Conservation issues. Each discussion paper contains Guiding Principles and
descriptions of their applicability and implications for land use decisions.
The Guiding Principles have been reviewed by the GPAC and revisions were incorporated into
the full text document to reflect the comments received. This was reviewed by the General Plan
Update Committee (GPUC) on May 10, 2004 and a joint study session of the City Council and
Planning Commission on June 22, 2004. GPUC comments were summarized in the meeting
minutes and City Council comments in EIP's July 28, 2004 memorandum. These were
forwarded to the Planning Commission for consideration in its deliberations on August 5, 2004.
The Commissions recommended changes to the GPAC-approved Guiding Principles are
presented below, with additional text indicated by underline and deletions by stt&eeut.
EIP AssocIATEB 12301 WILSHIRE BOULEVARD SUITE 430 Los ANGELES, CA 90025
Telephone (310) 268-8132 Facsimile (310) 268-8175
LIST OF ALL GUIDING PRINCIPLES
Refer to the full text Discussion Papers for the summation of key issues, opportunities, and
applications of the Guiding Principles listedbelow.
Note: The Planning Commission recommended that the Guiding Principles be flexible to
consider trade-offs among potentially competing Principles to account for planning objectives
that may be unique to a specific property or condition. To this end, the mandatory direction of
the GPAC's Principles ("shall" and "will") have been revised as general benchmarks ("should"
and "encourage"), which will be reviewed on selection of a preferred land use plan and may be
re -worded as final plan policies are prepared.
Discussion Paper:L Guiding Principles for Economic Development
1. General Plan policies will -should maintain the City's positive fiscal balance.
2. General Plan land use policies will -should facilitate an economically viable concentration
of marine uses.
3. General Plan policies will -should encourage the revitalization of older commercial areas.
4. The General Plan should encourage mixed -use development.
5. General Plan policies will -should support City efforts to optimize retail sales capture in
the community.
6. The quantity of land designated for commercial use and the development standards that
regulate such uses shall -should reflect the market support that can reasonably be
anticipated during the General Plan time horizon.
7. General Plan policies will -should facilitate the development and retention of a variety of
business types that strengthen the vitality of the local economy.
8. Additional development entitlement needs to should demonstrate significant fiscal,
economic or other community benefit.
9. General Plan policies will -should protect the high value of residential property.
10. General Plan policies shall -should prepare the City to capitalize on market and
demographic changes and opportunities that emerge.in key economic centers of the
community.
11. The General Plan shall -should support the careful expansion of visitor -serving businesses
and facilities, including hotels and meeting facilities.
12. The General Plan shall -should offer a distinct land use concept and policy framework for
the Airport Area.
Page 2
Discussion Paper 2: Guiding Principles for Community Character
1. Protect and, where feasible, enhance the natural setting that contributes to the character
and identity of Newport Beach and the sense of place it provides for its residents and
visitors,
2. Maintain and, where feasible, enhance the beneficial and unique character of the different
neighborhoods and business districts that together identify Newport Beach.
3. Future development shall -should consider the scale, urban form, design, character and
quality of the community.
4. Balance developed lands with adequate open space and recreation areas and preserve
opportunities for maintaining healthy lifestyles in Newport Beach.
5. Preserve the community's heritage.
Discussion Paper 3: Guiding Principles for Workforce and Special Needs Housing
1. Promote a balanced residential community, comprised of a variety of housing types,
designs, and opportunities for all social and economic segments including very low, low,
moderate, and upper income households.
2. Maintain quality residential development through the application of sound planning
principles and policies that encourage the preservation, conservation and appropriate
renewal of the City's housing stock.
3. Consider mixed -use development as a means to create additional housing opportunities.
4. Gensider-Encourage the resening-redevelopment of under -performing commercial areas
to allow residential or mixed -use development.
5. General Plan policies shall -should protect the high value of residential property.
6. The General Plan should preserve, promote and respect the existing goals and policies set
forth in the City's currently certified Housing Element.
Discussion Paper 4: Guiding Principles for Mobility and Alternative Transportation Modes
1. Establish -Encourage General Plan land uses and density/intensity limits that, on balance,
will have less impact on peak hour traffic.
2. Consider the potential benefits and costs (housing, social, community character, fiscal
and economic) of land use and circulation system alternatives as part of the process of
adopting goals regarding acceptable levels of service for the circulation system.
Page 3
3. Regional traffic will be included in the analysis of land use alternatives, but such traffic
should not be the sole reason for rejecting a land use alternative that would have net
benefits to Newport Beach.
4. In selecting land use and circulation system alternatives, weight -greater scrutinv will be
given to uses that create traffic congestion that is engeing as well as `e occurs throu out
the day compared to uses that create congestion that is limited to a few hours of the day
or a few months of the year.
5. The community will -may accept additional congestion mvhea-if it chooses to maintain the
current urban form/community character by limiting roadway widening or other
circulation system improvements.
6. Consider establishing a different level of service standard for the airport area, with
eensideratien subject to evaluation of possible impacts on residential areas.
7. hnprove, where feasible, parking supply and use of existing resources, and reduce
congestion in tourist areas.
8. Consider urban scale development in areas where there is potential for development
patterns that will minimize traffic.
9. Encourage the development and use of
alternative transportation modes including bicycles and mass transportation, and
imvlementation of transportation systems management.
10. Plan the arterial roadway system to accommodate projected traffic at a level of service
acceptable to the community while minimizing neighborhood intrusion.
Discussion Paper 5• Guiding Principles for Environmental Conservation
1. Encourage the uRrotechion and -rehabilitation or enhancement; of terrestrial and marine
habitats located within the City through careful siting of future development.
2. Encourage the lzprotection and improvement of water quality within the bay, estuaries,
tidelands, and ocean.
3. Minimize air quality degradation through land use practices and circulation
improvements_ .
4. Encourage the maintenance of natural landforms.
5. Encourage the protection and, where feasible and appropriate, creation of public
viewsheds within the City.
people6. MaL-Aw the exposure of to neise hazards;
Page 4
Beach General Plan
Apr11 2 16,2004
EIP Associates
Urban Crossroads, Inc.
Applied Development Economics
Introduction
Beginning in May2004, the Newport Beach General Plan Advisory Committee (GPAQ will
initiate its discussion and deliberations to determine the appropriate designations for land
use throughout the City. These will indicate the areas of the City in which existing uses and
densities will be conserved and those areas in which change is anticipated ormay be
encouraged. General direction regarding these areas was received from the public during the
Visioning Process. As a result, a number of specific sub -areas have been identified by the
General Plan Update Committee (GPUQ as "targeted areas" for which the GPAC will
consider one or more land use alternatives. Illustrative of the areas to be considered are
Banning Ranch, the John Wayne Airport business park/industrial area, Mariners Mile, West
Newport Industrial area, Old Newport Boulevard, and Central Balboa.
As the first step in the upcoming process, the GPAQ in its April meetings, will define the
GuultrgPiit*lz that it will use as the basis for framing and assessing the land use
alternatives. Essentially, these constitute the `° tree" fundamental rules, or
benchmarks, by -which all alternatives will be judged. Theywill elaborate and expand upon
the Vision State wa that was defined through the public process during the past year and a
half. These Priit*les mayapplyto environmental values that can influence the location and
density of development, such as a principle that "no development shall be pemnitted in
riparian coastal canyons." They may apply to values regarding community character, such as
a principle that "new development shall respect and maintain the scale, character, and quality
of the community." Additionally, they mayapplyto specific economic sectors such as
supporting economic activities associated with the harbor or supporting the revitalization of
older commercial areas.
In terms of the level of detail for the Gtdd TP�indpla, they maybe thought of on a level with
General Plan gazls, from which more detailed policies and.implementation measures will be
developed. Many, if not all, of the GuidTPr*41es will be expressed in some form as gaals in
the draft General Plan, but for now the focus is on their function as benchmarks for
developing and evaluating the land use alternatives.
Guiding Principles for Economic Development
Once the GaadTPri 41a have been defined, the GPAC will identify one or more land use
alternatives for the twelve "targeted" sub -areas of the atyin its May through July meetings.
For each sub -area, Disaasion Papen will be distributed that summarize its existing conditions,
key planning constraints and opportunities, and possible land use strategies. Following their
identification, the alternatives will be evaluated for their comparative impacts on traffic,
fiscal costs and revenue, and environmental resources. The impact analyses will be
presented to and reviewed with the GPAC and at workshops designed for input from the
general public in September. Based on the input received, a PnferredLand Use Plan will be
selected during October.
The following section summarizes the economic issues raised in the Visioning Process, as
described in the document, "Community Directions for the Future." The subsequent
section summarizes the consultant's earlier retail commercial market analysis and the fiscal
impact analysis. Based on these summaries, the paper provides a set of suggested Guiding
Principles for economic development, for consideration by the Economic Development
Committee and by GPAC
The EDC is integral in these steps; the committee's discussion and recommendations are
timed specificallyto refine those principles, producing value-added effort that can be used by
the GPAC in their task of balancing the production of positive economic benefit while
preserving and protecting the quality of life of the City and its residents.
Summary of Economic and Fiscal Issues
The Visioning Process
The City initiated a Visioning Process in January of 2002 that culminated in publication of
the Community Directions for the Future report in January 2003. The Visioning Process
included a series of events, meetings and public information gathering programs and resulted
in a vision statement for Newport Beach and substantial public input on a wide range of
issues for consideration in the General Plan Update. The summary information presented
here is limited to statements and issues related to economic development or the fiscal health
of the City.
The vision for the future of Newport Beach describes the City s desired end state and what
the communityhopes to have achieved by2025. Under the heading, "Growth Strategy, Land
Use and Development," the vision states in part, " We have a conservative growth strategy
that emphasizes residents' quality of life — a strategy that balances the needs of the various
constituencies and that cherishes and nurtures our estuaries, harbor, beaches, open spaces
and natural resources. Development and revitalization decisions are well conceived and
beneficial to both the economy and our character...:'
2
Guiding Principles for Economic Development
The Visioning Process also gained public input on a range of more specific issues. There was
broad community consensus on some economic issues, and more diverse opinion on others.
The issues with consensus include the following:
■ The vast majority of residents view Newport Beach as primarily residential beach town.
While most recognize the City's attractiveness to tourists, they were less interested in
defining the City's identityas a tourist destination.
■ In a survey of business owners, the City's location within the County, its physical beauty,
and the purchasing power of the community are listed as exceptionally attractive
attributes.
■ General consensus exists that the City's harbors and beaches must be protected and
enhanced as the most cherished resources. GPAC members posited that as harbors and
beaches are improved as recreational areas, visual and economic benefits would follow.
■ People are in general agreement that certain areas of the City need revitalization,
including Balboa Village, Mariner's Mile, Old Newport Blvd., Cannery Village, Central
Balboa Peninsula, McFadden Square, West Newport, and the mixed
residential/industrial area above Hoag Hospital. GPAC members agree that the City
should be proactive in creating a revitalization vision to help guide future private
development.
■ A couple of the visioning events raised the issue of mixed use, integrating housing and
commercial or office space. Areas deemed appropriate for mixed use include Balboa
Village, Mariner's Mile, Cannery Village, Lido Marina Village, McFadden Square, and the
Airport Business Area and Newport Center.
■ GPAG and ethers Visioning process participants agreed that the Cityshould
consider re -zoning excess and underutilized commercial lands
sedevelepment.
A divergence of opinion exists on the following economic development issues.
■ People expressed mixed opinions about the potential impact of economic development
on the City, with business owners being slightly more in favor of economic development
than residents. The concern here is whether economic development will detract from
residents' quality of life. However, when asked if the City should encourage growth in
the local economy to help pay for municipal services, 67 percent (224) of those who
responded to the newsletter questionnaire said yes, although there was disagreement
about how that should be done.
■ Participants were divided on whether the City should continue to accommodate job
growth. Many felt it is a question of the type of jobs and associated impacts. Those who
3
Guiding Principles for Economic Development
did express support for growth state that the City should "accommodate" but not
"promote" additional employment opportunities.
■ Participants in the visioning program events were overall in favor of tourism, but divided
on providing more tourist accommodations, including lodging. However, if new hotels
are to be built, most respondents agree they should be concentrated in the Airport
Business Area and Newport Center.
■ While people want the Cityto set firm constraints on development, including expansion
of employment centers and hotels, additional development maybe acceptable in certain
areas under certain conditions.
Fashion Island. A majority -of residents and businesses support keeping retail space
at current levels, but many are still willing to back expansion of existing stores and
moderate increases for new businesses.
Newport Center. A majority of residents and businesses support little or no change
to Newport Center. But some are willing to allow growth for existing companies.
Airport Business Center: Participants are split on support for development, but
some agreement exists over the appropriate types of development. People are
comfortable with low-rise office buildings, but would not like to see high rise offices
or more industrial development. The groups were split about adding more retail
space, including big boxes, in this area.
Economic Studies by Applied Demlopment Economics, Inc. (ADE)
ADE has prepared a commercial market study, published in December 2002, and a fiscal
impact analysis, published in revised form in January2004. In this process, ADE has also
interviewed a number of business people in the community. The following is a synopsis of
issues and information gained from this work
Retail Commercial
As an overall conclusion, it can be fairly stated that the City does verywell in serving
the retail shopping needs of both residents and visitors. Although the balance
between demand and sales is very close, the city actually captures large amounts of
spending in some categories from the surrounding region, while losing local
spending in other categories.
■ The City's retail base is particularly strong in boats, autos, restaurants, furniture,
apparel and specialty retail stores.
■ Conversely, relatively large sales leakages occur in other general merchandise, family
clothing, discount department stores and home improvement store categories. Most
4
Guiding Principles for Economic Development
of these spending categories represent "big boa" retail store categories that require
large tracts of land and seek more central locations than tourist oriented coastal
areas. Such uses could possibly be located in the Airport area and in the other areas
near the Highway73 corridor, along with additional service commercial/flex space
and car dealerships.
■ The commercial centers in the coastal area largely serve the visitor. market and do not
capture a large proportion of residents' spending, with the exception of Corona del
Mar, which has the broadest base of local -serving retailers.
■ Except for the Balboa Village area, most of the coastal commercial centers perform
adequately in terms of sales per square foot among existing businesses. In Balboa
Village, the average is relatively low in a number of the visitor -serving store type
categories, reflecting the less accessible location and attractiveness of this older
commercial area. Questions have been raised about possibly reducing the amount of
commercial zoning in this area
■ In terms of opportunities for new retail establishments in the coastal subareas, the
focus should be on retail categories that have sales leakage throughout all of
Newport Beach and would also be at the appropriate scale of commercial
development. Certain specialty retail categories such as music and bookstores would
fit these criteria.
■ In Mariners Mile, there maybe some pressure to transition sites devoted to boat
sales to more intensive uses.
■ Lido Marina Village may see pressure for redevelopment as retail uses underperform.
Hotels/Motels
■ While Newport Beach has a variety of meeting facilities, major convention centers
are mainly concentrated in Anaheim More recently, Huntington Beach's new
waterfront development poses competition for Newport at the small to mid -size
business meeting scale. The lack of larger facilities in Newport limits the City's
business trade potential.
Marine Industry
■ Economic pressure continues to replace shipyards and non -water dependent
manufacturing/repair services with residential uses.
■ Marine proponents would like to see greater use of limited public shore access sites
to increase visitorship
5
Guiding Principles for Economic Development
The Harbor Commission proposes a proactive -sustainable growth option for marine
uses that projects a diversification, consolidation and more efficient grouping of
marine uses and water -dependent activities (see attached letter from the Harbor
Commission).
Office/Industrial Uses
■ Potential exists for transition of older properties in the Airport Area to more
intensive use, as well as the addition of major retail uses in the Airport Area on sites
currently occupied by industrial or office uses.
■ Economic pressure threatens the viability of light industrial uses in the West
Newport area
■ There may be the possibility for expansion of medical uses in the hospital area,
patticularlymedical R&D.
■ The City -would benefit from an economic transition in existing office and industrial
spaces toward businesses that generate greater sales tax through off -site product
sales. The sales tax is such an important component of the City's fiscal picture, it
would be important to consider ways to encourage firms that generate taxable non -
retail sales and taxable business -to -business transactions.
Fiscal Analysis
■ The fiscal analysis estimates the current cost/revenue balance generated by existing
broad land use categories. In general, existing residential, office and public land uses
represent net cost centers for City government, while retail, lodging and marine
industry land uses generate excess public revenues and help the City maintain an
overall fiscal balance. It should be noted that much of the adverse fiscal impact of
existing residential units stems from the fact that their assessed values are depressed
well below market value due to limits imposed byProposition 13. New residential
units, or even most existing units that are resold in the current market, do pay
sufficient propertytaxes to cover City service costs. This was demonstrated in a
focused analysis of Newport Coast mentioned below. The report also points out that
the residential population supplies much of the purchasing power that generates sales
tax from retail businesses, and the office -based businesses and industrial uses create
much of the household income that also feeds this economic activity. Therefore, the
bottom line fiscal cost/revenue balance should not be viewed as the only economic
dimension for evaluating the City land use mix.
■ The analysis of the Newport Coast development illustrates the fact that many
residential neighborhoods can be a positive fiscal contributor to the Citywith
sufficiently high property values. Although only -Newport Coast received a special
6
Guiding Principles for Economic Development
area analysis, similar results could be expected in other neighborhoods with high
property -values.
■ Visitor -serving land uses overall generate a positive fiscal benefit for the City,
primarily due to increased sales tax and TOT revenues from visitors. This analysis
factors in the added cost to the City of maintaining services to the beach areas, as
well as demand for other services generated bytourists.
■ The projection of fiscal impacts for buildout of the existing City General Plan
indicates that the potential exists for substantial increases in commercial uses,
generating a more favorable fiscal balance than exists currently.
Suggested Economic and Fiscal Guiding Principles
1. General Plan policies will maintain the City's positive fiscal balance.
Discussion: The fiscal analysis describes the fiscal relationships among the various
land uses in the City. It underscores the need for a strong commercial sector to
balance the service demands exerted by residential neighborhoods and businesses in
office and industrial spaces that provide quality jobs and high incomes but not high
tax revenue. In the current fiscal environment, the property tax has subsided
diminished as a prifwyrevenue source for local government in favor of sales taxes,
transient occupancy -taxes and various direct user charges and fees that have better
capacityto grow with the inflation in City service costs. This guiding principle,
therefore, mainly speaks to the need for a balanced land use plan that provides
sufficient opportunities for fiscally positive land uses (retail, lodging, marine industry)
to generate revenues for services'to other land uses included in the plan. The
principal may also be applied to major development projects or broader revitalization
efforts to ensure that new development is designed and implemented in the most
cost-efficient manner possible.
2. General Plan land use policies will'facilitate a erWeal mass an economically
viable concentration of marine uses.
Discussion: The fiscal analysis concludes that marine uses as a whole generate a
positive cost/revenue balance for City govemment. In part this is due to the added
property tax that boats generate, but mainly results from the fact that the marine
environment in the City constitutes the major visitor attraction, and visitor spending
contributes to the fiscal benefit of commercial and lodging uses. The fiscal analysis
also points out, however, that there is significant economic competition in the
waterfront area and that the number of marine businesses in Newport Beach has
declined over at least the past ten years. Local business owners in this industry have
raised the issue of whether the marine industry presence in the City may decline
7
Guiding Principles for Economic Development
below sustainable levels, resulting in a general loss of the economic benefit of
boating and other marine activities in the City. There is not sufficient information
currently to determine whether this is a likely threat or to define what the threshold
of critical mass should be for this industry, if any. However, this could be evaluated
as part of the General Plan alternatives process. This guiding principle would
confirm the City's recognition that marine uses are an important part of the City's
economy that should be supported in the updated General Plan.
3. General Plan policies will encourage the revitalization of older commercial
areas.
Discussion: Both the Visioning Process and the Commercial Market Analysis have
identified areas of the Citythat are approaching economic obsolescence or which are
underutilized. The GPAC has suggested that the City should proactively establish
guidelines for the private sector to transform older properties'into 'viable business or
residential uses that provide afresh vitalityto these areas while maintaining their
essential character. The GPAC suggested some parameters for revitalization in
Newport Beach, such as making commercial areas nieer more attractive without
making them bigger, respecting historic places and ambiance, and creating
pedestrian -dense areas with high quality restaurants. Many of the areas identified for
revitalization are also appropriate for mixed -use development. This is consistent with
the suggestion in the Visioning Process that underutilized commercial land maybe
rezoned for residential or mixed use. However, it is important to recognize any
Coastal Act limitations on land use that nW apply to some of these areas.
4. The General Plan should encourage mixed -use development
Discussion: Participants in the Visioning Process as well as the City's Economic
Development Committee (EDC) have indicated support for increasing opportunities
for mixed -use development in Newport Beach. Mixed -Use development can take the
form of multiple uses, in which residential, retail or office uses maybe sited adjacent
to each other, or be in the form of single development projects that combine mixed
uses into multiple stories of development, such as retail commercial on the ground
floor with residential or office space above. It is important to encourage land use
combinations that are mutuallysupportive. Residential development creates local
spending power to support retail development. Office uses also create daytime
spending power as well as creating jobs for residents who may occupy the same
building or adjacent units. Light manufacturing or marine uses may also be combined
with commercial or residential uses in the proper setting, provided such uses are free
of impacts from noise, odeors, etc. For Newport Beach, it is also critical to maintain
the proper scale for mixed -use development. There are many good mixed -use urban
design projects in smaller city downtowns, which are appropriately scaled to the
Guiding Principles for Economic Development
residential communityenvironment desired byNewport Beach residents. Examples
in Santa Barbara, Los Gatos and Brea have proven that it is critical that these
developments maintain very high qualitystandards to avoid overcrowding or other
negative aspects of higher development intensities that have occurred in older forms
of mixed use development, particularly in some ^fhe easte older cities, Coastal
Act land use limitations must also be considered.
5. General Plan policies will support City efforts to nuimi uize optimize retail
sales leal£age-capture €mm in the community.
Discussion: The Commercial Market Analysis demonstrates that Newport Beach
not only serves City residents relatively well but also draws substantial retail sales
from non-resident shoppers and visitors to the City. However, certain sales leakage
categories were identified that signal additional retail development opportunities,
particularly in older commercial areas that no longer serve local needs as well as they
once did. The EDC has also suggested that the City's economic development
strategy should focus on the City's regional market share and the additional
opportunities that may exist to provide a wider range of commercial establishments;
particularly those which capitalize on new markets being created both regionally and
in adjacent cities. Moreover, the retail market is dynamic and it is important to
provide sufficient land use flexrbilityfor businesses to upgrade and change their
storefronts, building sizes and product offerings to stay abreast of consumer tastes
and market trends. Along these lines, participants in the Visioning Process supported
the notion of allowing for expansion of existing businesses, while limiting the
magnitude of new commercial development. Yet many respondents also recognized
the opportunity for larger retail uses in the Airport Area that would capture some of
the sales currently lost to surrounding communities. In addition, latervpeit Center
and Fashion Island will continue to serve as major retail center for the City and will
likely need some flexibilityto evolve overtime to better meet consumer needs.
Finally, the fiscal analysis points out that sales tax is the second largest single revenue
source for the City, and is a prime contributor of funds needed to provide services to
the residents of the City.
6. Land 1, 11 r. designated a l al. and .egulitted. _nianner
ean be . ..,stet by the .,...a.e, The quantity of land designated for
commercial use and the development standards that regulate such uses shall
Discussion: The Commercial Market Analysis found that some commercial areas
are underutilized and underperforming, such as the Balboa Peninsula and West
Newport. Participants in the Visioning Process strongly agreed that the Cityshould
9
Guiding Principles for Economic Development
consider re -zoning these areas for residential or mixed use. It does not serve the City
or the business community to retain commercial zoning when the market will not
support commercial use of that land. The EDC has also pointed out examples where
older office buildings and even some lodging facilities no longer adequately serve
market demand due to their location or functional obsolescence. Other areas -of the
City are better positioned to support newer buildings that do respond to current and
future market requirements. As this occurs, existing, older buildings should be
permitted to redevelop into uses more compatible with their surroundings, which in
many cases maybe residential or mixed -use development, subject to any Coastal Act
land use limitations. This principle can also apply to some City land use regulations,
especially in Mariner's Mile. Specific marine -oriented uses are required in a certain
percent of the floor area. When the market does not adequately support these uses,
commercial space remains vacant and unproductive.
7. General Plan policies will facilitate the development and retention of a variety
of business types that strengthen the vitality of the local economy.
Discussion: The fiscal analysis discusses the fact that the various components of the
local economy are interrelated, and while not all land uses generate high tax revenues
bythemselves, they often do provide part of the economic foundation to support the
Citys high revenue producers. This occurs on a couple levels. For example, business
and professional services firms often do not generate much sales tax directly, but
theytypically offer higher wage incomes that support housing prices in the City and
generate retail spending that does result directlyin sales tax revenues for the City. On
another level, local firms need access to quality business and professional services in
order to compete effectively in the marketplace. The ability of Newport Beach to
support a variety of both business and personal services makes it a superior business
location and increases its attractiveness to high revenue producing businesses.
Another example of this phenomenon would be Hoag Hospital and related medical
offices and facilities in the City. The jobs provided in these facilities are generally
verywell paid and in addition, medical supply firms can be significant sales tax
generators. Further concentration of medical facilities could help to attract new
research facilities with the potential for substantial economic benefit, Generally,it
would be important for Newport Beach to support unique economic uses for which
the city is the best location such as many of the marine -related activities
8. Additional development entitlement will preiide needs to demonstrate
significant fiscal, economic or other community benefit.
Discussion: Wavle Newport Beach is currendya substantial job center, the
Visioning Process enunciated the position that job growth is not an important goal
by itself. Economic development must support the community's broader goals and
10
Guiding Principles for Economic Development
provide net benefits that outweigh the potential impacts of growth and development.
This principle establishes the City's position that the benefit of new development is
not assumed as a matter of right, but must be demonstrated explicitly. This principle
also recognizes the fact that significant opportunity exists to upgrade, revitalize, and
enhance the City business base within its existing built environment. For example,
fiscal goals can be met by recruiting "point of sale" firms (e.g. "e-commerce" firms)
to existing office space, increasing the non -retail sales tax base in the Citywithout
necessarilyincreasing the impacts associated with new office development. As the
GPAC suggested, commercial revitalization can mean making places better without
making them bigger. The key is the quality and character of the development.
9. General Plan policies will protect the high value of residential property.
Discussion: This principle confirms the idea that Newport Beach is primarilya
residential community, and that economic development should preserve and protect
that quality, not diminish it through inappropriate or excessive development. It also
relates to the need to ensure that commercial and business development is in
appropriate scale to nearby residential neighborhoods. This principle further
reinforces the conclusion of the fiscal analysis that higher value residential units do
pay for themselves in terms of generating sufficient tax revenues to pay for
neighborhood services. The EDC has recommended that the General Plan process
also explore opportunities for higher density residential development as a means of
providing high value development with positive fiscal benefits. Such developments
maybe appropriate in the Airport Area or ether at Newport Center.
10. General Plan policies shall prepare the City to capitalize on market and
demographic changes and opportunities that emerge in key economic centers
of the community.
Discussion: The market analyses and the Visioning Process have identified areas of
the Citywhere change is likely due to economic pressure from growing business
sectors or the presence of key market opportunities. For example, the Airport Area
could support new retail developments that require a larger scale than would be
suitable in many other areas of the City. At the same time, the Visioning Process
participants were concerned that the intensity of development in this area not exceed
the carrying capacity of the road systems and other services. Similarly, the West
Newport Industrial Area is adjacent to the Hoag Hospital area, which may
experience pressure to expand medical services, supply outlets and research facilities.
Some of the marine -related industries that occupy this area formerlywere located
nearer the waterfront and have experienced the need to move due to real estate price
escalations in the past. There is a need to plan for change in a number of areas of the
Guiding Principles for Economic Development
City, so that important new economic opportunities can find locations in the
Newport Beach while viable existing businesses continue to thrive in the community.
11. The General Plan shall support the careful expansion of visitor -serving
businesses and facilities, including hotels and meeting facilities.
Discussion: The fiscal analysis documents the benefit the City gains from visitor
trade. Visitor spending on taxable goods and services, as well as transient occupancy
taxes on lodging revenues, is estimated to generate $4.8 million in net revenues to the
City, which help support City services above and beyond those provided to visitors
themselves. As with retail commercial development, the market for tourist trade and
business travel evolves and changes, reflecting not only national and international
consumer trends, but also regional changes in the type and variety of visitor
experiences that are offered. Therefore, it is important for the General Plan to
provide opportunities for this economic sector to maintain and enhance its vitalityas
it keeps pace with changing market conditions. Similarly, the City must provide for
accommodations and other services needed by visitors to the coast. On the other
hand, the Visioning Process outlines clear limits to the growth and development of
the tourist trade in Newport Beach, indicating that the cityis a residential beach
community, not primarily a tourist destination. While most participants were in favor
of tourism, many felt any major expansions of lodging in particular should be
concentrated in the Airport Area or Newport Center. Furthermore, it may not be in
the City's interest to pursue market opportunities already substantially captured by
other localities in the county. For example, while a larger convention center mayhelp
attract some more business travel, this market is well saturated currently and the
public financial subsidies necessary to maintain such a facility may not bear adequate
returns.
12. The General Plan shall offer a distinct land use concept and policy framework
for the Airport Area.
Discussion: The Airport Area is distinct in manyways from the balance of the City
due to its regional centrality, proximityto the airport, and primary orientation to
business and commerce. This area may offer unique opportunities for a scale and
type of development that would permit the realization of commercial and even
residential developments not appropriate in other areas of Newport Beach. The
location of this area adjacent to the regional freeways may reduce the potential for
development in the area to directly impact neighborhoods and local commercial
districts in the rest of the City. The area also exhibits a distinct design character that
is generally more consistent with the regional business center concentrated at the
freeway and is not identified with the beachfront character of much of the rest of
12
Guiding Principles for Economic Development
Newport Beach. Therefore, from an economic development and land use
perspective, this area may benefit from more tailored planning concepts.
13
Y
City of Newport Beach General Plan Update
GUIDING PRINCIPLES FOR POLICY FORMULATION
Discussion Paper 2: Guiding Principles for Community Character
May 12, 2004
EIP Associates
Urban Crossroads
Applied Development Economics
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will initiate
its discussion and deliberations to determine the appropriate designations for land use throughout
the City. These will indicate the areas of the atyin which existing uses and densities will be
conserved and those areas in which change is anticipated or may be encouraged. General direction
regarding these areas was received from the public during the Visioning Process. As a result, a
number of specific sub -areas have been,identified bythe General Plan Update Committee (GPUQ
as "targeted areas" for which the GPAC will consider one or more land use alternatives. Illustrative
of the areas to be considered are Banning Ranch, the John Wayne Airport business park/industrial
area, Mariners Mile, West Newport Industrial area, Old Newport Boulevard, and Central Balboa.
As the first step in the upcoming process, the GPAC will define the GuidbgPrb*1z that it will use
as the basis for framing and assessing the land use alternatives. Essentially, these constitute the
"non-negotiable'. rules, or benchmarks, by -which all alternatives will be judged. Theywill elaborate
and expand upon the Vision Staterrzrtt that was defined through the public process during the past
year and a half. These Pdncola may applyto environmental values that can influence the location
and density of development, such as a principle that "no development shall be permitted in riparian
coastal canyons." They may apply to values regarding community character, such as a principle that
"new development shall respect and maintain the scale, character, and quality of the community."
Additionally, they may apply to specific economic sectors such as supporting economic activities
associated with the harbor or supporting the revitalization of older commercial areas.
In terms of the level of detail for the Gtdckrgll �pla, they may be thought of on a level with
General Plan goals, from which more detailed policies and implementation measures will be
developed. Many, if not all, of the GwdingPrinapla will be expressed in some form as goats in the
draft General Plan, but for now the focus is on their function as benchmarks for developing and
evaluating the land use alternatives.
Once the Gxdt gPrimzples have been defined, the GPAC will identify one or more land use
alternatives forthe twelve "targeted" sub -areas of the atyin its Maythrough July meetings. For
each subarea, DisaasicnPapen will be distributed that summarize its existing conditions, key
planning constraints and opportunities, and possible land use strategies. Following their
identification, the alternatives will be evaluated for their comparative impacts on traffic, fiscal costs
and revenue, and environmental resources. The impact analyses will be presented to and reviewed
Guiding Principles for Community Character
with the GPAC and at workshops designed for input from the general public in September. Based
on the input received, a Pmfwd Land Use Plan will be selected during October.
The following section summarizes community character issues raised in the Visioning Process, as
described in the document, "Community -Directions for the Future." The subsequent section
summarizes the consultant's technical analysis of the existing city setting. Based on these summaries,
the paper provides a set of suggested Guidingll rnzpks for community character, for consideration by
the GPAC.
It is useful to define "community character" to understand what influences and impacts the way a
community identifies itself. Community character relates to a place's identity- how a place or
collection of places is perceived by its residents, property and business owners, and by -visitors. It
encompasses physical, social, economic, and environmental aspects of a community. Depending on
the geographic boundaries, the term "community" may refer to an entire city or several areas that
together make up one distinct area. For this discussion, we use community character to refer to the
identity of residential neighborhoods and combination residential and commercial areas, or
"villages", as they are often described, in addition to the city of Newport Beach as a whole.
Community character can be described by place's primary function - residential neighborhood,
commercial district, or industrial district, or combination of those. The natural setting, such as
coastal and upland environment, also provides a distinctive quality. Another way character can be
identified is by its built environment, the urban form and design of structures, roadways, landscape,
etc. Aplace's history also shapes its character, as does the cultural and recreational opportunities it
currently offers. Lastly, the pace of life, whether suburban or urban, can influence community
character. All of these aspects together combine to offer a unique sense of place to community
members.
Summary of Community Character Issues
THE VISIONINGPROCESS
The City initiated a Visioning Process in January of 2002 that culminated in publication of the
Community Directions for the Future report in January 2003. The Visioning Process included a
series of events, meetings and public information gathering programs and resulted in a vision
statement for Newport Beach and substantial public input on a wide range of issues for
consideration in the General Plan Update. The summary information presented here is limited to
statements and issues related to economic development or the fiscal health of the City.
The vision for the future of Newport Beach describes the City's desired end state and what the
community hopes to have achieved by2025. Under the heading, "Community Character," the vision
states:
We have preserved and enhanced our character as a beautiful, unique residential
communitywith diverse coastal and upland neighborhoods. We value our colorful
past, the high quality of life, and our communitybonds. The successful balancing of
2
Guiding Principles for Community Character
the needs of residents, businesses and visitors has been accomplishedwith the
recognition that Newport Beach is primarily a residential community.
The Visioning Process also gained public input on a range of more specific issues. There was broad
community consensus on some issues that influence community character, and more diverse
opinion on others. The issues with consensus include the following:
■ The vast majority of residents view Newport Beach as primarily a residential beach town.
While most recognize the City's attractiveness to tourists, they were less interested in
defining the City's identityas a tourist destination.
■ In a survey of business owners, the City's location within the County, its physical beauty,
and the purchasing power of the community are listed as exceptionally attractive
attributes.
■ General consensus exists that the City's harbors and beaches must be protected and
enhanced as the most cherished resources.
■ Specific areas of the City exhibit physical deterioration, economic obsolescence, or a lack
of cohesiveness affecting the quality of the areas' image and character. People are in
general agreement that certain areas of the City need revitalization, including Balboa
Village, Mariner's Mile, Old Newport Blvd., Cannery Village, McFadden Square, West
Newport, and the mixed residential/industrial area above Hoag Hospital.
■ A couple of the visioning events raised the issue of mixed -use, integrating housing and
commercial or office space. Areas deemed appropriate for mixed -use include Balboa
Village, Mariner's Mile, Cannery Village, Lido Marina Village, McFadden Square, the
Airport Business Area and Newport Center. Mixed -use development has been used by
other communities as a method to enhance community character by integrating housing
and commercial uses in proximity to one another, and to unify fragmented areas.
■ Protection of public view corridors has been stated as a priority by Visioning
participants.
A divergence of opinion exists on the following issues that contribute to communitycharacter.
■ Participants in the visioning program events were overall in favor of tourism, but divided
on providing more tourist accommodations, including lodging. However, if new hotels
are to be built, most respondents agree they should be concentrated in the Airport
Business Area and Newport Center.
■ While people want the City to setfirm constraints on development, including expansion
of employment centers and hotels, additional development maybe acceptable in certain
areas under certain conditions.
■ A majority of participants are concerned with traffic congestion, but views differ over
how to mitigate the problem. Additionally, no clear consensus exists regarding the
method(s) to remedytraffic impacts on neighborhoods.
■ Visioning participants have expressed a desire for the City to preserve tidelands and
public open space, both of which have the potential to contribute to visual quality, while
some participants have indicated the importance of developing some tidelands for
recreational uses and economic gain.
■ ' lWe larger homes and their effects is a trend of concern to many in Newport Beach,
residents have mixed opinions on whether existing regulations are sufficient for now.
The appropriate scale varies by neighborhood and geographic area.
■ Larger homes may also affect views of bluffs from lower lying areas. According to
Visioning participants, development on or near coastal bluffs needs to balance land use
controls with the rights of property owners.
TECHNICAL BACKGROUND REPORT BYEIPASSOCIATEs (EIP)
EIP has prepared a technical study, published in March 2004. The following is a synopsis of issues
and information gained from this work
Natural Selling
■ The City of Newport Beach is sited on a coastal plain and is bounded on two sides by
developed urban lands of Costa Mesa, Huntington Beach and Irvine. Development in
Newport Beach has been designed to capture views of the ocean, capitalizing on the
ridgelines and hillsides as -vantage points. The Upper and Lower Newport Bay, draining
an area of 118 square miles via the San Diego Creek, bisects the City, creating a
dominant physical land feature that includes estuaries, beaches, coastal bluffs, and
meandering waterways unique to Newport Beach. From the higher elevations in the City,
views to the north include the rolling slopes of the San Joaquin Hulls, and in the distance
the Santa Ana Mountains. This combination of hills, canyons, bluffs, and water features
create a visually dynamic landscape.
Visual Resources
■ Open space areas provide visual relief from urbanized areas and scenic view
opportunities for motorists, pedestrians, and residents. Open space is distributed
throughout Newport Beach including the beach, bay, and parks. Undeveloped areas
such as Banning Ranch, and canyons, hillsides and bluffs of Newport Ridge/Coast
contribute to these visual resources, although some development may occur there in the
future.
■ The Pacific Ocean provides the predominant visual setting for the majority of Newpores
scenic attributes. The ocean can be seen from residences atop coastal bluffs and hilltop
ridges, from the offices of high-rise development, and can be enjoyed byvisitors of the
beaches, shopping areas and from many of the major north/south corridors. Associated
with the ocean, the bayand harbor areas also provide picturesque nautical views.
■ While the City has Shoreline Height Limitation regulations, the construction of larger
homes upland from the coast may affect the community character of certain
neighborhoods and have secondary visual impacts. In addition, the City has no
regulations that determine the placement of development on bluffs in existing
subdivisions.
■ There is an opportunity to provide viewing areas and interpretative signs to add to the
quality of life for residents and visitors.
Future Development
■ As the City's available vacant properties planned for development are built out, any
additional development will occur as infill or re -use of existing properties, possibly
including structures that integrate housing with commercial uses (mixed -use), and
providing an opportunityto influence or enhance existing community character in
established "villages" or districts.
■ Mixed -use represents an opportunity to enhance community character in areas such as
Balboa Village, McFadden Square, Cannery Village, Airport Business Area, Lido Village,
Newport Center, and Mariner's Mile. Ensuring the compatibility of types of commercial
uses with residential uses, along with building design, to maintain the existing community
character will be a challenge of new mixed -use development.
■ Some older residential areas (e.g., Corona del Mar and Lido Isle) have been developed
with two housing units built on three legal lots. Legally, these homes could be
demolished and replaced with housing built on each legal lot of record, increasing overall
development densities and changing existing community character.
Commercial Areas
■ Several areas of the city have been identified as lending unique identity and function to
Newport Beach, and as such merit efforts to preserve or enhance existing community -
character. Six areas have been identified as Specific Plan areas in the existing land use
element: Mariner's Mile, Cannery Village/ McFadden Square, Newport Shores, Santa
Ana Heights, Central Balboa, and Old Newport Blvd. In addition, the General Plan
designates Corona del Mar as a Specific Plan area.
■ Programs intended to improve community character have been developed for several
community areas, including the Balboa Sign Overlay and Design Guidelines, Mariner's
Mile Design Framework, Central Balboa Public Improvements and Design Guidelines,
and Corona del Mar Vision Plan.
5
Guiding Principles for Community Character
■ Commercial areas such as Mariner' Mile, Lido Village, Old Newport Blvd/West
Newport Industrial are characterized by a wide diversity and a fragmented pattern of
uses: marine, highway oriented, local -serving retail, etc. and require consideration of
what are the appropriate type, mix, and scale of uses and future development, including
the appropriateness of marine and visitor -serving uses for the areas. Vacancies or
underdeveloped parcels provide opportunities for new development in such areas,
presenting an opportunityto influence the character of these areas by establishing
guidelines and a vision for private development of these areas. The Airport Business
Area is also subject to this condition.
■ Multiple property ownerships maycomplicate coordination of a cohesive pattern of
development in the older commercial districts in the City.
Residential/Commercial Interface
■ Rezoning of underutilized commercial lands for residential or mixed -use development
has been suggested, particularly in Balboa Village.
■ With the exception of the Airport Business Area and Newport Center, most commercial
areas are in close proximityto residential neighborhoods, which can create conflicts due
to traffic, parking, lighting, and noise. Maintaining the compatibility between adjoining
commercial and residential neighborhoods is a challenge as parking, noise and litter from
commercial customers can affect the charm and tranquility of residential neighborhoods.
This is of particular concern on Balboa Peninsula, Balboa Island, Corona del Mar, and to
a lesser extent in Mariner's Mile.
■ Similarly, the impact of traffic on residential neighborhoods throughout the Cityis an
ongoing concern.
Special Issue Areas
■ Santa Ana Heights appears to lack most neighborhood serving commercial uses, such as
grocery stores, banks, gyms, and restaurants. As a recent annexation, much of the
existing development does not comply with Newport Beach's standards and municipal
code violations are frequent.
■ There is question whether City Hall is still located centrally for its residents. City Hall is
considered to be too small to function as the administrative center of the City.
■ Requests for large-scale, multi -lot developments in Cannery Village could impact the
area's character with increased'traffic and parking demand, and a reduction in the variety
of architectural styles.
■ Traffic congestion on Pacific Coast Hrghway may conflict with the intended pedestrian
nature of the Corona del Mar area. In addition, parking deficiencies present conflicts
6
Guiding Principles for Community Character
with adjacent residential neighborhoods as customers encroach upon residential street
parking.
Marine Indusfry
■ The marine industry and maritime uses have figured prominently in Newport Beach's
historyand physical development, but have decreased recently as land costs have
increased.
Suggested Community Character Guiding Principles
1. Protect and enhance the natural setting that contibutes to the character and
identity of Newport Beach and the sense of place it provides for its residents and
visitors.
Discussion: Community members have noted the Citys location and physical beauty are
exceptional attributes along with its harbors and beaches. Harbor, bay and coastal features
have greatly influenced urban form in Newport Beach and differentiate the city from other
coastal communities. Much of development in Newport Beach has been designed to
capitalize upon its natural setting —beaches, bluffs, canyons, harbor, bay, and ocean —
creating the urban form and character that is visible today. Open space has been preserved
to be enjoyed as amenities or to provide habitat.
As much of Newport Beach's character and sense of place derives from its natural setting, it
is important to protect and encourage development that enhances the natural setting. This
will protect the community's character and its high propertyvalues. Alteration of the natural
setting of Newport Beach may result in change to the overall community character if it is not
managed and directed in a manner consistent with this guiding principle. Yet protecting
Newport Beach's natural resources while allowing for their use and enjoyment is a challenge.
For instance, owners of commercial waterfront property and older homes on coastal bluffs
desire to upgrade and redevelop their properties with larger buildings, which may change
public views of the water or require more alteration of the bluff face. Private development
rights will need to be balanced with the protection of natural resources.
2. Maintain and enhance the beneficial and unique character of the different
neighborhoods and business districts that together identify Newport Beach.
Discussion: The City of Newport Beach has developed as a variety of small communities,
or villages. Community members recognize each of the Citys distinct neighborhoods and
commercial areas contribute to the character of Newport Beach. The older coastal areas are
comprised of neighborhoods of one-time summer and cottage -type homes on small lots.
These neighborhoods have a specific community character that is unlike the newer planned
communities in the upland areas. These coastal neighborhoods in particular are subject to
the effects of the real estate market's rising land values and consumer preferences for larger
homes, resulting in tear down and replacement of smaller properties with larger homes.
7
Guiding Principles for Community Character
Since lots are small and structures compact, new larger structures can disrupt the rhythm and
feel of the existing neighborhood altering the small town, coastal community character.
Balancing the rights of property owners with the goals of maintaining and preserving
community character will be a future challenge.
While Newport Beach residents recognize the communityas primarily residential, tourism
has also influenced community character in Newport Beach. The City has a history of
tourism and benefitseconomically from its attractiveness to visitors. In its older commercial
villages, Newport Beach exhibits a beach culture representative of Southern California but
unique to Newport Beach. Visioning participants have identified these villages as needing
assistance to maintain their physical and economic vitality. Many areas exhibit the
opportunity to maintain and reinforce districts, to make those that are fragmented, more
cohesive, and to foster a sense of place. Programs such as the Balboa Sign Overlay and
Design Guidelines, Mariner's Mile Design Framework, Balboa Public Improvements, and
Corona de Mar Vision 2004 Plan, have been developed with such improvements in mind.
The general plan land use plan can be utilized to identify the villages, districts and
neighborhoods that should be preserved and maintained. Specific plans, design guidelines,
overlay zones, and special design and performance standards maybe applied to appropriate
areas to ensure use compatibility and character preservation. Distinctions between different
types of development densities such as rural, suburban and urban could be recognized to
allow for a variety of lifestyle choices. This will allow for certain areas to maintain their
existing character and have the types of uses and development that occurs there regulated.
This could allocate more urban uses to the Newport Center and Airport Business area, while
allowing Santa Ana Heights to maintain a more rural character and the planned development
areas of Newport Coast to retain a suburban character.
3. Future development shall consider the scale, urban form, design, character and
quality of the community.
Discussion: A region's built urban form defines its character and sense of place, and
contributes to the overall quality of life. For example, urban form can distinguish socially
and economicallyvital pedestrian districts from auto -oriented districts. Urban form is
defined by the density of development; location, lot coverage, interrelationships, massing,
modulation and design of buildings; and the landscape and design of the intervening spaces
that connect buildings. Urban form allows for the differentiation of residential
neighborhoods, commercial centers and corridors, and industrial districts.
Newport Beach is recognized as an attractive communitywith a strong community identity.
Its villages are mostly small scale, intimate residential and commercial areas, with differing
character yet exhibiting a unifying theme of qualityplaces to live, shop, play and work There
also are more `urban' areas of Newport Beach, such as Newport Center and the Airport
Business Area, where taller buildings and more dense development are the accepted norm.
Threats to community character and qualitysuch as residential through -traffic from
Guiding Principles for Community Character
commercial areas, and commercial encroachment on residential neighborhoods are
extremely important to address in existing and new development.
New, infill or re -development can be directed to reflect and complement existing community
character. If identified in the general plan land use plan, new development can be planned to
complement existing land uses. Development can also be designed to be consistent with the
scale of existing development and building massing in the surrounding area. Mixed -use
development can be employed as an infill strategy in appropriate areas of the City.
Additionally, architectural standards and guidelines can be developed for new development
to ensure quality design that is contextually appropriate for the surrounding area.
Visioning participants are in agreement regarding the importance of regulating development
to protect the existing character and quality of the community. They have divided views on
the issue of "mansionization" in residential areas; some residents support the increase in
property values from larger homes, while some oppose unchecked -building "supetsizing" as
a threat to the character of a "small town" beach community feel. The threshold for size
varies by neighborhood and geographic area.
Visioning participants have noted the need to create urban design guidelines and/or specific
plans to address design, especially in areas targeted for revitalization. Community members
have also expressed that new design and building scale should complement and emphasize
the characteristics of existing neighborhoods and villages. New development must also
consider existing community amenities and be sensitive to those such that views remain
protected, trees and landscape are enhanced and preserved, and light pollution minimized.
4. Balance developed lands with adequate open space and recreation areas and
preserve opportunities for maintaining healthy lifestyles in Newport Beach.
Discussion: Newport Beach's natural settingfacilitates active lifestyles and enjoyment of
the citys physical resources. The presence of parks, art and cultural facilities, libraries and
educational quality directly contribute to the residents' quality of life. Outdoor and indoor
recreational opportunities include hiking, biking and aquatic related activities. Open space
provides visual relief from the urban built environment; open space preservation allows for
the enjoyment of views and supports habitat for wildlife. It is essential to maintain the open
space, park, beach, and trail areas for the enjoyment of residents and visitors, and to ensure
adequate opportunities for healthful activities.
Visioning participants emphasized the importance of meeting the needs of residents,
businesses and visitors recognizing that Newport Beach is primatilyresidential. In meeting
residents' needs for recreation, the city can also achieve its goals for providing a viable
business and tourism environment that is dependent on the open space and recreational
amenities of Newport Beach. The challenge will he in meeting the needs of all while
maintaining the quality of recreation and open space lands.
9
Guiding Principles for Community Character
5. Preserve the community's heritage.
Discussion: Newport Beach is renowned for its coastal lands and harbor. These resources,
along with marine industry and maritime uses, have figured prominently in Newport Beach's
history and physical development. Along with this acknowledgement and respect for the
Citys coastal and nautical history, interest has been expressed in preservation of historic
buildings and locations (e.g., Balboa Pavilion and McFadden Square) that have contributed
to Newport Beach's unique sense of place. Some of these resources maybe eligible for
recognition, but are not included on the official State or National register. They could be
demolished or substantially altered, as there are no local historic preservation standards in
place.
There also are residential and commercial neighborhoods with a distinct historic character,
such as Corona del Mar, Balboa Village and Balboa Island. This guiding principle supports
the visioning participants' interest in protecting these historic commercial and residential
villages. Protection of historic or significant resources could be accomplished through
modification of development standards that inhibit preservation of historic structures,
limitation of certain uses permitted in some commercial areas, adoption of design and
development guidelines, and adoption of more Specific Plans to regulate development.
Another way to protect these historic resource's is for the City to adopt local preservation
standards for these resources.
10
City of Newport Beach General Plan Update
GUIDING PRINCIPLES FOR POLICY FORMULATION
May 12, 2004
EIP Assoclates
Urban Crossroads, Inc.
Applied Development Economics
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will initiate
its discussion and deliberations to determine the appropriate designations for land use throughout
the City. These will indicate the areas of the City in which existing uses and densities will be
conserved and those areas in which change is anticipated or maybe encouraged. General direction
regarding these areas was received from the public during the Visioning Process. As a result, a
number of specific sub -areas have been identified bythe General Plan Update Committee (GPUQ
as "targeted areas" for which the GPAC will consider one or more land use alternatives. Illustrative
of the areas to be considered are Banning Ranch, the Airport Business Area, Mariners Mile, West
Newport Industrial area, Old Newport Boulevard, and Central Balboa.
As the fast step in the upcoming process, the GPAC, will define the Gad&gPrin*1a that it will use
as the basis for framing and assessing the land use alternatives. Essentially, these constitute the
benchmarks, bywhich all alternatives will be judged. They will elaborate and expand upon the
Vision Statement that was defined through the public process during the past year and a half. These
Prb*ks may apply to environmental values that can influence the location and density of
development, such as a principle that "no development shall be permitted in riparian coastal
canyons." They may applyto values regarding community character, such as a principle that "new
development shall respect and maintain the scale, character, and quality of the community."
Additionally, theymayapplyto specific economic sectors such as supporting economic activities
associated with the harbor or supporting the revitalization of older commercial areas.
In terms of the level of detail for the Gxdingll in les, they may be thought of on a level with
General Plan goals, from which more detailed policies and implementation measures will be
developed. Many, if not all, of the GtadrTPrit*1a will be expressed in some form as goals in the
draft General Plan, but for now the focus is on their function as benchmarks for developing and
evaluating the land use alternatives.
Once the GuidkPrinapla have been defined, the GPAC will identify one or more land use
alternatives for the twelve "targeted" sub -areas of the City in its Maythrough July meetings. For
each sub -area, DisatssionPaµm will be distributed that summarize its existing conditions, key
planning constraints and opportunities, and possible land use strategies. Following their
identification, the alternatives will be evaluated for their comparative impacts on traffic, fiscal costs
Guiding Principles for Workforce and Special Needs Housing
and revenue, and environmental resources. The impact analyses will be presented to and reviewed
with the GPAC and at workshops designed for input from the general public in September. Based
on the input received, a PrefentdLand Use Plan will be selected during October.
The following section summarizes the affordable housing issues raised in the visioning process as
reflected in "Community Directions for the Future". The subsequent section summarizes the issues
related to affordable housing contained in the Housing Element of the City's General Plan, adopted
in August 2003. Based on detailed information in the Housing Element, and the Housing Section
of Chapter 2, Community Development, of the recently completed Technical Background Report
prepared by EIP Associates, this paper provides a set of suggested Griming Pri *Ia for affordable
housing for consideration by the GPAC. "Workforce and special needs" housing has been used
herein to describe Newport Beach's particular need of affordable housing.
Summary of Workforce and Special Needs Housing Issues
THE VisioNINGPROCESs
The City initiated a Visioning Process in January of 2002 that culminated in publication of the
Community Directions for the Future report in January2003. The Visioning Process included a
series of events, meetings and public information gathering programs and resulted in a vision
statement for Newport Beach and substantial public input on a wide range of issues for
consideration in the General Plan Update. The information presented here includes the statements
and issues from this process related to housing development in the City, and worldoree and special
needs housing in particular. Much of the discussion in this section, and the Housing Element
section that follows, is related to opportunities to provide additional housing capacity in the City.
However, to achieve the City's goals for providing an appropriate share of the region's affordable
housing need, there are a number of strategies and tools that maybe used to create workforce and
special needs housing units from the additional housing capacitythat maybe created in the land use
plan. These strategies are discussed in the following section of this paper.
The vision for the future of Newport Beach describes the City's desired end state and what the
communityhopes to have achieved by2025. Under the heading, "Growth Strategy, Land Use and
Development," the vision states in part, that " There is a range of housing opportunities that allows
people to live and work in the City." This statement reflects the community's acknowledgement
that the availability of a variety of housing opportunities is a critical component of a desirable,
viable, livable community.
The Visioning Process gained public input on several specific issues related to housing development
and workforce and special needs housing. The housing development issues discussed below are
included because they represent the capacity for housing to which the City's workforce and special
needs housing strategies can be applied, as appropriate, to achieve the City's affordable housing
goals. From the visioning process, there was broad community consensus on some issues related to
housing development, and more diverse opinion on others. The issues with consensus include the
following:
2
Guiding Principles for Workforce and Special Needs Housing
■ Areas suitable for Mixed -Use. Mixed -use development, by definition, typically includes a
residential component and therefore provides the opportunityto add additional units to
the Citys housing stock. From input collected at the Visioning Festival and the Citys
website, specific areas were deemed appropriate for mixed -use development integrating
housing and commercial or office space. These areas include Balboa Village, Cannery
Village, Mariner's We, McFadden Square, Lido Marina Village, the Airport Business
Area and Newport Center. The GPAC favors mixed -use development in appropriate
sites, and believes each site should be studied for its specific suitability. The
development of mixed -use projects in any of these areas recognizes the value that a
housing component adds to the project as well as to the communityas a whole.
■ Use of Underutilized Commercial Land. GPAC members and Festival participants
strongly agreed that the City should consider re -zoning excess and underutilized
commercial lands for residential or mixed -use development. Festival participants leaned
more toward mixed -use development. The consideration to expand the areas in the City
in which mixed -use is allowed supports the Citys attainment of housing production
goals in the Housing Element as well as its improved fiscal health through the
revitalization of underutilized properties.
A divergence of opinion existed on the following housing development and workforce and special
needs housing issues.
Banning Ranch. Banning Ranch is one of the few remaining opportunities for the City
to develop additional housing in a large land holding. Community opinions are split as
to whether development should be allowed at Banning Ranch or if this property should
be preserved as open space. Forty-six percent of those familiar with the area support
preserving the entire area as open space, and another forty-four percent support half of
the land to be used for residential and limited light industrial with the remaining half
reserved as open space. GPAC members had varied opinions as well. Some support
using a portion of the land for affordable housing, arguing that Banning Ranch is one of
the few remaining places for this use. Summit participants who were supportive of
development favored affordable housing and public facilities, such as for seniors and
youth. Development of some portion of this site for housing presents a unique
opportunity because of the limited availability of undeveloped land remaining in the City.
■ Potential Development Areas. Overall, the responses supported the City setting firm
constraints on development including expansion of employment centers and hotels.
However, under certain conditions, there was support for additional development.
Some Summit attendees favored mixed -use development in Newport Center and
stressed the need for more workforce and special needs housing in particular. Specific
suggestions included high-rise residential units and condominiums.
3
Guiding Principles for Workforce and Special Needs Housing
Tim Hov im ELEMENT
The California State Legislature has identified that a major housing goal of the State is the
attainment of a decent home and suitable living environment for every California resident. To
further the attainment of this goal, State law requires local governments to prepare and adopt a
Housing Element as a component of their General Plan and that the Element include the following:
■ Identification and analysis of existing and projected housing needs,
■ Resources and constraints,
■ Statement of goals, policies, and quantified objectives,
■ Programs for the development, improvement and preservation of housing,
■ Identification of adequate sites for housing, and
■ Adequate provision for existing and projected needs of all economic segments of the
community.
In August 2003, the City Council adopted an updated Housing Element that is a comprehensive
statement of the City's housing policies and serves as a specific guide for implementation of these
policies. The Element covers the planning period from the year 2000 to 2005 and examines current
housing need, estimates future housing need, and establishes goals, policies, and programs pertaining
to those needs. The housing programs in the City's Housing Element are responsive to current and
future needs and are constructed within the context of available community, State, and federal
economic and social resources, and realistic quaittified'housing objectives. The Cityis committed to
achieving its housing production goals through a land use plan that facilitates appropriate additional
residential capacity. Housing capacityalone, however, is not sufficient to create workdorce and
special needs units. Thus, the City maywant to consider policy approaches that result in a high
probability of achieving its worldorce and special needs housing goals. A combination of strategies
that include incentives --such as density bonuses, and requirements --such as inclusionatyhousing
ordinances, works well for many communities to facilitate the production of workforce and special
needs housing units. The City currentlyhas a number of strategies and programs that maybe
appropriate to reconsider or prioritize to assist in this important goal.
Issues and Constraints
■ Opportunities for new housing units are very limited as the City is essentially built out with
few remaining vacant parcels.
■ Limited land availability means that new housing opportunities will occur on a limited basis
as infill or reuse of existing properties, e.g. mixed -use development.
■ The City's beauty, coastal location, land values, and continuing housing demand combined
with the high median income of residents contribute to housing prices that severely limit the
availability of workforce and special needs housing.
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Guiding Principles for Workforce and Special Needs Housing
■ Continued housing demand relative to availability has resulted in higher housing prices and
lower vacancy rates that further reduce the availability of housing for the focal workforce.
■ There are strong community concerns regarding not only increased commercial and office
development, but also higher density residential development due to concerns about traffic
congestion and limitations on infrastructure. These concerns also reflect strong public
sentiment in favor of preserving the suburban character of the City.
■ Measure S may prove a constraint to housing development if a development proposal
exceeds current General Plan levels, which may deter builders who look at increasing
housing densityas a way to make housing more affordable.
Housing Need
The Regional Housing Needs Assessment (RHMA) prepared by the Southern California Association
of Governments (SCAG) allocates Newport Beach a share of housing units required to satisfy
housing needs resulting from growth in the region. To accommodate projected growth in the
region, SCAG estimates the City needs to target a housing production goal of 476 new housing
units. State law requires SCAG to distribute new units'based on income to avoid further impaction
of localities with relativelyhigh proportions of low-income households. Using the SCAG formula
for households earning below 80 percent of the County median income and paying more than 30
percent of their income towards housing, the regional housing need allocation for Newport Beach is
476 units. These units are to be constructed over the Housing Element planning period of 2000 —
2005 and fall into the following income categories:
Percentage
Income Category Units of RHNA
Very Low Income 86 15
Low Income 53 11
Moderate Income 83 17
Above Moderate 254 53%
Total 476 100%
In addition to the above RHNA allocation, the City has agreed to the transfer of a portion of the
County's RHNA for the Newport Coast. The allocation for the Newport Coast area is 95 units for
low-income households and 850 units for above moderate- income households for a total of 945
units for the area. The Citywill work with the Countyof Change and the Irvine Companyto ensure
that these workdorce and special needs housing commitments are met.
In addition to the above housing needs allocation, the Element also identifies population groups
with special housing needs. These groups mayhave a more difficult time finding decent workforce
and special needs housing due to special circumstances or household needs and include the elderly,
disabled persons, large families, female -headed households, farm workers, and the homeless. Special
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Guiding Principles for Workforce and Special Needs Housing
needs populations in the City that have been identified by available census data include the
following:
■ 10,318 senior citizen residents,
■ 1,734 female -headed households,
■ 2,117 disabled persons with self -care limitations,
■ 171 farm workers, and
■ An undetermined number of homeless persons.
The housing element includes Goal 5 to specifically address the City's special needs population.
Senior citizens, defined as age 65 and above, are now the largest age -group segment in the City -at
16.8 percent of the total population. The City -will continue to use a portion of its affordable
housing resources on this population, but will also address the needs of other segments, including
families.
Cu rre ntly Awilable Workforce and Spe c ial Ne e ds Housing
There are ten developments in the City -that provide a total of 321 income -restricted units for very
low to moderate -income households based on the use of government subsidies in their financing or
operation. Of the ten projects listed in the Housing Element, only two are scheduled to lose their
affordability restrictions during the five-year term of the Element. One project lost its income
restriction in 2002. However, the Lutheran Church managing the project has indicated that it has no
intention of converting the 100 low-income units to market rate, and such a conversion would
require an amendment to the use permit. The Domingo Drive Apartments, which contain 25 very -
low income units, is eligible for conversion to market rate units in 2005.
Housing Opportunities and Resources
The programs and activities below are a summary of Housing Element provisions that provide
opportunities for the construction of new housing units including incentives and requirements that
facilitate the production of affordable housing units. These programs also include housing resources
currently available in the City to facilitate the maintenance of existing housing units that are more
affordable relative to other housing opportunities such as some mobile home parks and
condominium conversions.
Undeveloped Residentially Zoned Sites. The Housing Element identifies three vacant sites
that are currently zoned for residential development. The sites range in size from 3.2 to 45.2
acres and have a capacity for approximately582 units. This unit count maybe exceeded
under the density bonus provisions contained in the Housing Element. These sites, further
described in the Housing Element, include Banning Ranch, Avocado-M&cArthur, and
Bayview Landing.
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Guiding Principles for Workforce and Special Needs Housing
MixedUse Zoning. Newport Beach has a "Residential Overlay Zone" that allows mixed
residential and commercial developments. Many commercial properties include an "R"
Overlay designation and may integrate residential uses with commercial uses at a density of
one unit for each 2,375 square feet of land area. This designation provides additional
opportunity to provide housing in the City.
Redevelopment and Infill Opportunities. Since the Otyis essentially built out with the
exception of a few vacant parcels, and land costs continue to escalate, the primary
opportunities for new housing have been identified in infill and/or the redevelopment of
existing properties. These properties are typically located in older areas of the City that were
developed during a time when less intense utilization of the parcel was more typical than
what now occurs. According to the City's Planning Deputment, based upon the
consolidated acreage of these properties, the potential exists to add 1,100 additional units. It
should be noted that as these are individual properties and not large land holdings, they are
not likely to produce large numbers of units at one time, but ratherslow and intermittent
redevelopment with the incremental addition of units overtime.
■ Annexation Areas. The Newport Beach Sphere of Influence (ultimate incorporated city
limits) includes additional opportunities for future residential development in, Bay Knolls"
and' "West Santa Ana Heights". The Citywill explore opportunities to increase housing
opportunity in these areas.
■ DensityBonus. The City will grant a density bonus or provide other incentives of an
equivalent financial value to developers who agree to construct housing for low and
moderate -income households.
■ Requirement to provide affordable units (or in -lieu fees) in new residential developments.
The Citywill continue this program with a goal of an average of 20 percent of all new
housing units developed to be affordable to very low and low-income households over the
five-year planning period of the Housing Element.
■ Require affordable housing in new residential developments within the Coastal Zone The
City requires the provision of affordable housing, where feasible, in projects of ten (10) or
more units proposed in the Coastal Zone areas of the City.
■ Mobile Home Parks. There are currently ten (10) mobile home parks in the City, many of
which are occupied bypermanent residents. Space rents range from $500 to $3,000
depending on location in proximity to Newport Bay and size of the mobile home. Based on
rent data reflected in the Housing Element, several mobile home parks remain affordable
housing options relative to other types of conventional housing available in the City.
■ Condominium Conversion Ordinance. The conversion of an existing apartment building to
an ownership condominium is typically more affordable than the construction of a similar
unit. In the mid 1990's, the City of Newport Beach adopted a new ordinance to ease
restrictions on condominium conversions.as a means to promote first time home -buyer
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Guiding Principles for Workforce and Special Needs Housing
opportunities and the rehabilitation of smaller more affordable housing units. Since 1995,
the City has approved the conversion of 167 units.
Suggested Workforce and Special Needs Housing Guiding Principles
1. Promote a balanced residential community, comprised of a variety of housing
types, designs, and opportunities for all social and economic segments including
very low, low, moderate, and upper income households.
Discussion: In much the same way that the City must balance land uses and provide a
variety of business types to maintain a positive fiscal balance, the City should strive to
balance the variety of housing types, designs and opportunities available for all segments of
the community. Such a balance contributes to a vital economy because people tend to shop
where they live; adds to quality of life and reduces traffic congestion to the extent that more
individuals can live in the City -where theywork; and enriches the social fabric through the
variety of household types in the community ranging from unmarred singles, to young
families with children, to elderly single person households. Each group has different
housing needs and contributes in its own way to enrich the community experience. Further,
a variety of housing types affordable to all economic segments of the community allows
greater opportunity for resident's children to afford housing in the community in which they
grew up rather than having to move away due to the cost of housing. This concern is
increasingly expressed in communities throughout the region as land values and housing
prices continue to escalate. As sumtnarized above, the Housing Element outlines current
City resources and programs that support and facilitate this guiding principle.
2. Maintain quality residential development through the application of sound
planning principles and policies that encourage the preservation, conservation
and appropriate renewal of the City's housing stock.
Discussion: This principle confirms the idea that Newport Beach is primarily residential
community, and that new development should preserve and protect that quality, not
diminish it through inappropriateness or excess. The desire to provide a variety of housing
types and opportunities, including workforce and special needs units, in no way diminishes
the need to maintain an appropriate community standard in the quality of residential
development. Tlvs principle relates to the need to insure not only that residential
development is maintained at an appropriate level of quality, but that community character is
maintained by ensuring the new commercial or business development is appropriate in scale
to nearby residential.
3. Consider mixed -use development as a means to create additional housing
opportunities.
Guiding Principles for Workforce and Special Needs Housing
Discussion: Due to the limited availabilityof vacant land to construct new housing, each
opportunitythat allows and or encourages housing development should be strongly
supported. Based on the City's abilityto provide incentive&such as a densitybonus, and
local requirements for affordable housing or in -lieu fees, each mixed -use project provides a
potential opportunityto add worldorce and special needs units to the City's housing stock
Community support for mixed -use development was acknowledged in the Visioning Process
and the City's Economic Development Committee (EDGE has indicated support for
increasing opportunities for mixed -use in Newport Beach. Support for mixed -use is also
reflected in Guiding Principal 4 of the Economic Development discussion paper.
Mixed -Use development can take the form of multiple uses, in which residential, retail or
office uses may be sited adjacent to each other, or be in the form of single development
projects that combine mixed uses into multiple stories of development, such as retail
commercial on the ground floor with residential or office space above. It is important to
encourage land use combinations that are mutually supportive. Residential development
creates local spending power to support retail development. Office uses also create daytime
spending power as well as creating jobs for residents who may occupy the same building or
adjacent units. For Newport Beach,, it is also critical to maintain the proper scale for mixed -
use development. There are many good mixed -use urban design projects in smaller city
downtowns, which are appropriately scaled to the residential community environment
desired byNewport Beach residents. Examples in Santa Barbara, Los Gatos and Brea have
proven that it is critical that these developments maintain very high quality standards to
avoid overcrowding or other negative aspects of higher development intensities that have
occurred in older forms of mixed -use development, particularly in some of the eastern cities.
4. Consider the rezoning of under•perfomring commercial areas to allow residential
ormixed-use development.
Discussion: The commercial Market Analysis conductedbyADE for this general plan
update found that some commercial areas are underutilized and under -performing, such as
the Balboa Peninsula and West Newport. Participants in the Visioning Process strongly
agreed that the City should consider rezoning these areas to allow residential and mixed -use.
Rezoning these areas, where appropriate, provides an opportunity for redevelopment that
can benefit the City economically by recycling to more viable commercial land uses and
provide additional housing opportunities in a market with strong housing demand, and
address the City's need for additional units to meet Housing Element goals. This principle is
supported by Guiding Principle 6 in the Economic Development discussion paper that
discusses designating commercial land uses in a manner that can be supported bythe market.
5. General Plan policies shall protect the high value of residential property.
Discussion: Protection of the City's residential values is a critical component of the City's
fiscal strength and its community character and identity. The provision of additional
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Guiding Principles for Workforce and Special Needs Housing
housing, including vvorlsforce and special needs housing, must be consistent with this
principle and Guiding Principle No. 2 above. This principle also confirms the idea that
Newport Beach is primarily a residential community, and that economic development should
preserve and protect that quality, not diminish it through inappropriate or excessive
development. It also relates to the need to ensure that commercial and business
development is appropriate in scale to nearby residential neighborhoods. This principle,
included as Guiding Principle 9 in the Economic Development discussion paper, further
reinforces the conclusion of the fiscal analysis that higher value residential units pay for
themselves in terms of generating sufficient tax revenues to payfor neighborhood services.
City of Newport Beach General Plan Update
GUIDING PRINCIPLES FOR POLICY FORMULATION
April 20, 2004
EIP Associates
Urban Crossroads, Inc.
Applied Development Economics
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAQ will initiate
its discussion and deliberations to determine the appropriate designations for land use throughout
the City. These will indicate the areas of the City in which existing uses and densities will be
conserved and those areas in which change is anticipated or maybe encouraged. General direction
regarding these areas was received from the public during the Visioning Process. As a result, a
number of specific sub -areas have been identified bythe General Plan Update Committee (GPUQ
as "targeted areas" for which the GPAC will consider one or more land use alternatives. Illustrative
of the areas to be considered are Banning Ranch, the John Wayne Airport business park/industrial
area, Mariners Mile, West Newport Industrial area, Old Newport Boulevard, and Central Balboa.
As the fast step in the upcoming process, the GPAC, will define the Guth gPni 2*les that it will use
as the basis for framing and assessing the land use alternatives. Essentially, these constitute the
benchmarks, bywhich all alternatives will be judged. Theywill elaborate and expand upon the Vision
Statenem that was defined through the public process during the past year and a half. These Prb*la
may apply to environmental values that can influence the location and density of development, such
as a principle that "no development shall be permitted in riparian coastal canyons." They may apply
to values regarding community character, such as a principle that "new development shall respect
and maintain the scale, character, and quality of the community." Additionally, they may apply to
specific economic sectors such as supporting economic activities associated with the harbor or
supporting the revitalization of older commercial areas.
In terms of the level of detail for the Guid TPrib aples, they may be thought of on a level with
General Plan goals, from which more detailed policies and implementation measures will be
developed. Many, if not all, of the GddingA*i ples will be expressed in some form as goals in the
draft General Plan, but for now the focus is on their function as benchmarks for developing and
evaluating the land use alternatives.
Once the GwdrngPrinaples have been defined, the GPAC will identify one or more land use
alternatives for the twelve "targeted" sub -areas of the atyin its May through July meetings. For
each sub -area, DiscaasionPapen will be distributed that summarize its existing conditions, key
planning constraints and opportunities, and possible land use strategies. Following their
identification, the alternatives will be evaluated for their comparative impacts on traffic, fiscal costs
Guiding Principles for Mobility and Alternative Transportation Modes
and revenue, and environmental resources. The impact analyses will be presented to and reviewed
with the GPAC and at workshops designed for input from the general public in September. Based
on the input received, a PmfentzlLand Use Plan will be selected during October.
The following section summarizes the circulation issues raised in the Visioning Process, as described
in the document, "CommunityDirections for the Future:' The subsequent section summarizes the
major circulation issues identified in Section 3.1 Circulation, of the Technical Background Report,
and the Newport Beach Planning Issues Report, both prepared byEIP Associates based upon the
work of the general plan traffic consultant Urban Crossroads, with review and comment by City
staff. Based on these summaries, this paper presents a set of suggested Gwi &Uprinripla for
circulation and alternative transportation methods for consideration bythe GPAC.
Summary of Mobility and Alternative Transportation Mode Issues
THE VISIONINGPROCESS
The City initiated a Visioning Process in January of 2002 that culminated in publication of the
Community Directions for the Future report in January2003. The Visioning Process included a
series of events, meetings and public information gathering programs and resulted in a vision
statement for Newport Beach and substantial public input on a wide range of issues for
consideration in the General Plan Update. The summaty information presented here reflects the
statements and issues related to circulation issues such as traffic congestion, parking, traffic impacts
to neighborhoods, and alternative transportation modes that were expressed during the visioning
process.
The vision for the future of Newport Beach describes the City's desired end state and what the
communityhopes to have achieved by2025. Under the heading, "Efficient and Safe Circulation,"
the vision is stated as follows:
"Traffic flows smootblythroughout the community. The transportation and
circulation system is safe and convenient for automobiles and public transportation,
and friendly to pedestrians and bicycles. Public parking facilities are well planned for
residents and visitors."_
The Visioning Process also gained public input on a range of more specific issues related to
circulation impacts. There was broad community consensus on some circulation issues, and more
diverse opinion on others. The issues with consensus include the following:
■ While there was broad support among Visioning Festival participants for a wide range of
solutions to address parking impacts to residential neighborhoods, GPAC members cite
that remedies to parking problems must be evaluated in relation to specific sites and
neighborhoods.
■ GPAC members specifically emphasized the importance of improving sidewalks and
pedestrian walkways in the West Newport area.
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Guiding Principles for Mobility and Alternative Transportation Modes
■ There was support for the City to encourage the use of alternative transportation modes,
including public transit and improved bike and pedestrian trail connectivity, and signal
synchronization, especially during peak hours. Other transportation solutions that.
received support included improving roadway signage, especially for tourist destinations;
eliminating street parking along Mariner's Mile during peak hours; and providing shuttle
service for senior citizens, students, and tourists.
A divergence of opinion exists on the following issues related to circulation.
■ A majority of participants are concerned with traffic congestion, but views differ over
how to address the problem Fifty-seven percent of resident and business respondents
rated traffic as somewhat congested. Roughly third of businesses and a quarter of
residents rated it very congested. When asked how to remedy congestion, however,
participants have not reached consensus on anyone proposal. A majority of respondents
opposed all the suggested options to improve traffic circulation. The level of support for
most options was low, with business respondents generallyshowing higher levels of
support than residents. Suggested potential improvements include widening jamboree
and Mac Arthur, an overpass at Jamboree and MacArthur; and widening Coast I-Eghway
through Mariner's We.
■ There was agreement that current conditions need to be improved, but some participants
stated that capacity should not be added to encourage new development.
■ No clear consensus emerged as to how to remedy traffic impacts to neighborhoods. In
surveys, only37 percent of residents and 29 percent of business support traffic calming
measures such as stop signs, narrowed streets or roundabouts. Some have suggested
stricter enforcement of speed limits and improving umit options and school
transportation.
■ Overall people want the Cityto set firm constraints on development, including
expansion of employment centers and hotels; however, additional development may be
acceptable in certain areas under certain conditions. Concerns were expressed regarding
traffic impacts that may result from additional development activityin the following
potential development areas:
o Fashion Island. Some GPAC members were concerned that any
expansion, however limited, would increase traffic congestion.
o Newport Center. Visioning Summit participants expressed concerns
about traffic impacts and parking safety around Newport Center. Of
particular concern is the congestion in the areas of San Miguel,
MacArthur, and Avocado.
o Airport Business Area. Some GPAC members expressed concern about
traffic impacts in this area since it is being targeted for revitalization and
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Guiding Principles for Mobility and Alternative Transportation Modes
some suggested that the City consider transferring development rights as
a trade-off between building heights and the amount of remaining open
space in the area.
TECHNICAL BACKGROUND REPORT (TBR) ANDNEWPORTBEACHISSUES REPORT
The TBR is a comprehensive documentation of the existing conditions in the City relevant to
preparing an updated general plan. The Newport Beach Issues Report is a summary of the issues
expressed in the visioning process and the issues identified as a result of the research conducted for
the TBR The circulation issues in the TBR and the Issues Report prepared byEIP Associates are
based on technical traffic analysis conducted byUrban Crossroads, the traffic consultant for the
City's general plan update. The summary below reflects circulation related issues such as traffic
congestion, parking, traffic impacts to neighborhoods and alternative transportation modes such as
transit, bicycle, pedestrian and water transportation.
■ Based on technical analysis, growth from the current land use element combined with
growth in areas surrounding the City -will result in increased congestion even with build -
out of the roadway system in the Circulation Element. A combination of enhanced
roadway improvements, changes to the level of service standard, and reductions in
current land use intensity will be required to achieve consistency between the Circulation
and Land Use Elements.
■ Through traffic on key roadways is typical for the region, even though traffic on key
roadways (Coast Highway, MacArthur, etc) is perceived as an issue based on comments
from the visioning process. However, the potential for additional through traffic is
directly related to the ability of the regional highwaysystem (e.g. I-5, I-405, SR 55, and
SR 73) to accommodate ongoing growth in regional traffic.
■ Parking issues in the coastal areas in general and Balboa Peninsula, Balboa Island, and
Corona del Mar, in particular, are well -recognized within the City. Potential future efforts
to address this issue include a pernut-parking program, parking time limits, consolidation
of public parking, increased public parking, shared parking programs, shuttle systems,
and valet services.
■ An established network of ,bus mutes serves current employment, shopping, and
recreational areas in Newport Beach, although bus service is an issue in Newport Coast.
■ Bicycle paths and trail systems in Newport Beach have been designed to accommodate
commuters, pedestrians, and recreational cyclists. Ongoing efforts to expand this system
should include completing the master plan and identifying opportunities to provide
linkages that connect complementary land uses.
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Guiding Principles for Mobility and Alternative Transportation Modes
■ Pedestrian facilities are an important component of the standard roadway classification
cross -sections in the Circulation Element. Inclusion of these facilities is consistent with
policies to support incorporating pedestrian features into future development projects.
Pedestrian access points from Coast Flighway south to Newport Bay and pedestrian
facilities in Mariners Mile were also raised as particular areas of concern.
Suggested Circulation and Alternative Transportation Mode Guiding Principles
1. Establish General Plan land uses and density/intensity limits that will have less
impact on peak hour traffic.
Discussion: The currently adopted General Plan land uses, in concert with regional traffic,
result in congestion levels that exceed the currently adopted standards. Considering land uses
with reduced peak hour traffic generating characteristics could improve this situation, or
could allow new development that doesn't worsen the situation.
2. Consider the potential benefits and costs (housing, social, community character,
fiscal and economic) of land use and circulation system alternatives as part of the
process of adopting goals regarding acceptable levels of service for the circulation
system
Discussion: During the visioning process, people said theywant the Cityto set firm
constraints on development; however, additional development maybe acceptable in certain
areas under certain conditions. People also expressed concern about traffic congestion, but
there was not consensus on how to remedy it. The traffic model shows that congestion will
worsen in the future, as a result of regional influences as well as build out of the existing
General Plan. This guiding principle -allows the Cityto use analytical tools such as the traffic
and fiscal impact models to identify the benefits and costs of new development, and then
make informed decisions regarding conflicting community goals.
3. Regional traffic will be included in the analysis of land use alternatives, but such
traffic should not be the sole reason for rejecting a land use alternative that would
have net benefits to Newport Beach.
Discussion: The traffic study shows that regional traffic is a significant contributor to
congestion in Newport Beach, due to the City's location in a coastal and urbanized area and
the goals of surrounding cities to add development. This traffic must be included in the
analysis of General Plan alternatives so that the complete picture is understood before
decisions are made. However, regional traffic is outside the control of Newport Beach, and
should not limit the Cit-/s abilityto plan for future development in a way that may benefit
Newport Beach. The existing Circulation Element recognizes this principle by detennin,_ng
the Land Use Element's correlation with the LOS D standard without regional traffic
included in the analysis. Regional traffic, however, is included in determining the need for
improvements to the circulation system and consistencywith regional plans. This principle
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Guiding Principles for Mobility and Alternative Transportation Modes
will allow the General Plan to give priority to the needs and goals of Newport Beach, rather
than constraining the Citybywhat is happening around it.
4. In selecting land use and circulation system alternatives, weight will be given to
traffic congestion that is ongoing as well as to congestion that is limited to a few
hours of the day or a few months of the year.
Discussion: Manyof Newport Beach's congested intersections are impacted only for a few
hours each weekdaywhen people are going to and leaving their jobs, and operate well above
the City's standard for most of the day and during weekends. Similarly, the coastal areas
suffer their worst congestion during the summer months when there is extra visitor traffic,
but operate well during the rest of the year. Although traffic.congestion occurs at limited
times, these are the times that Newport Beach residents are the most impacted. If the City
plans to accommodate these peak periods at its standard of LOS D, it maybe necessary to
consider circulation system improvements that are inconsistent with community character
goals or constrain land use alternatives in a waythat could limit achievement of economic
development goals. This principle provides that the City will consider traffic congestion at
all times of the day and all seasons of the year in planning for future development.
5. The community will accept additional congestion when it chooses to maintain
the current urban fonn/community character by limiting roadway widening or
other circulation system improvements.
Discussion: The vast majority of residents view Newport Beach as a residential beach town
with broad appeal as a tourist destination and that the community's character is a significant
attribute. There is a sense that large-scale circulation system improvements will have a
negative affect on the community's character and lessen its charm For example, the City
may not want to widen Coast highway in Mariner; Mile because it would increase the width
of pedestrian crossings, increase traffic speed and result in a "freeway" feel; adversely
impacting the "village" atmosphere and the success of existing businesses. Strong opposition
to widening Jamboree Road (71 percent residents/62 percent business) and MacArthur
Boulevard (68 percent residents/60 percent business) were also expressed for the same
reasons. Participants were generally opposed to overpasses anywhere in the City, although a
small contingent supported an overpass at Jamboree and MacArthur. Residents and
businesses preferred leaving roads as they currently are to widening options bya 2 to 1 ratio.
At the same time, it should be recognized that any"downsizing" must be accomplished
through a cooperative effort with the Orange County Transportation Authority and other
affected agencies. Otherwise, the Citywill risk losing funding for (other) future roadway
improvements.
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Guiding Principles for Mobility and Alternative Transportation Modes
6. Consider establishing a different level of service standard for the airport area,
with consideration of possible impacts on residential areas.
Discussion: The Airport Business Area is part of sub -regional business area that includes
the Irvine Business Complex and the Airport Business Parkin Costa Mesa. The area
includes intensively developed office areas in addition to smaller -scale industrial uses. The
City of Irvine uses special relaxed LOS standards in this area when evaluating development
proposals. The combination of external factors (traffic from John Wayne Airport, for
instance) and economic potential that minimizes impacts to City residents combine to
suggest that a different level of service standard for this area maybe of benefit to the City of
Newport Beach, as well. This could allow consideration of intensification and/or land use
changes, which could upgrade the Newport Beach portion of this area and make it more
productive for property owners and the City.
7. Improve parking supply and use of existing resources, and reduce congestion in
tourist areas.
Discussion: Several areas of the Cityare impacted bytourim, such as Balboa Village,
Central Balboa Peninsula, McFadden Square, Mariner's Mde and Corona del Mar. Each of
these areas experience traffic congestion and has parking issues. Shared parking programs,
consolidation of public parking facilities, free shuttles, and other approaches, including the
identification of locations to support them (e.g., the Airport Area), could enhance these
areas.
8. Consider urban scale development in areas where there is potential for
development patterns that will minimize traffic.
Discussion: Considering the limited options available and the lack of consensus for system
improvements to address the City's traffic congestion, the City -must use smart growth
concepts where possible. Approaches such as transit oriented development, mixed use, and
compact development have been successful in other communities. In Newport Beach there
is an example of mixed use development in Newport Center, which includes housing,
offices, retail, visitor accommodations, cultural and recreational uses. Use of these concepts
can provide benefits to the quality of life in communities by reducing traffic, providing
housing adjacent to employment; and creating 18-hour activity centers in the commercial
areas in which they are located. Participants in the visioning process as well as the City's
Economic Development Committee (EDP have indicated support for increasing mixed -use
development in Newport Beach. One area which maybe considered for urban -scale mixed
use is the Airport Business Area, while less intense mixed use might be considered in older
on -street commercial areas such as Mariners Mile. This principle strengthens support for
mixed use based upon the reduced traffic impacts of mixed -use projects.
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9. Increase City strategies and programs to enhance the development and use of
alternative transportation modes and transportation systems management.
Discussion: There are many proven ways to reduce congestion and improve mobility
through the use of alternative transportation modes and transportation system management.
Transit modes such as shuttles (particularly in the heavily congested tourist areas), light rail,
electric cars, taxis (both ground and water), boats, bicycles and walking are alternatives to
driving private automobiles. System management possibilities include traffic signal
synchronization, rideshare programs and carpooling.
10. Plan the arterial roadway system to accommodate projected traffic at a level of
service acceptable to the community while minimizing neighborhood intrusion.
Discussion: Widening and improvements to the arterial roadwaysystem can greatlyreduce
the intrusion of pass -through traffic into residential neighborhoods. Attthe same time, such
improvements can be detrimental to the areas through which they pass, particularly small on -
street commercial districts with a strong pedestrian orientation such as Corona del Mar. As
such, there are trade-offs which must be resolved as the circulation system is planned for the
future.
City of Newport Beach General Plan Update
GUIDING PRINCIPLES FOR POLICY FORMULATION
Discussion Paper 5: Guiding Principles for Environmental Conservation
April 21, 2004
EIP Associates
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAQ will initiate
its discussion and deliberations to determine the appropriate designations for land use throughout
the City. These will indicate the areas of the City in which existing uses and densities will be
conserved and those areas in which change is anticipated or maybe encouraged. General direction
regarding these areas was received from the public during the Visioning Process. As a result, a
number of specific sub -areas have been identified by the General Plan Update Committee (GPUQ
as "targeted areas" for which the GPAC will consider one or more land use alternatives. Illustrative
of the areas to be considered are Banning Ranch, the John Wayne Airport business park/industrial
area, Mariners Mile, West Newport Industrial area, Old Newport Boulevard, and Central Balboa.
As the first step in the upcoming process, the GPAC will define the,Gtdc&gAi*1es that it will use
as the basis for framing and assessing the land use alternatives. Essentially, these constitute the
benchmarks, by which all alternatives will be judged. They will elaborate and expand upon the Vision
State mnt that was defined through the public process during the past year and a half. These Prtnaples
may applyto environmental values that can influence the location and density of development, such
as a principle that "no development shall be permitted in riparian coastal canyons." They may apply
to values regarding community character, such as a principle that "new development shall respect
and maintain the scale, character, and quality of the community." Additionally, they may apply to
specific economic sectors such as supporting economic activities associated with the harbor or
supporting the revitalization of older commercial areas.
In terms of the level of detail for the GadtngPrin*les, they may be thought of on a level with
General Plan gays, from which more detailed policies and implementation measures will be
developed. Many, if not all, of the GddTPnrn*Ies will be expressed in some form as goals in the
draft General Plan, but for now the focus is on their function as benchmarks for developing and
evaluating the land use alternatives.
Once the GddTPiim ples have been defined, the GPAC will identify one or more land use
alternatives for the twelve "targeted" sub -areas of the City in its May through July meetings. For
each sub -area, DismssianPapen will be distributed that summarize its existing conditions, key
planning constraints and opportunities, and possible land use strategies. Following their
identification, the alternatives will be evaluated for their comparative impacts on traffic, fiscal costs
and revenue, and environmental resources. The impact analyses will be presented to and reviewed
with the GPAC and at workshops designed for input from the general public in September. Based
on the input received, a PT�n&Land Use Plan will be selected during October.
The following section summarizes the environmental resource issues raised in the Visioning Process,
as described in the document, "Community Directions for the Future." The subsequent section
summarizes the issues that were identified through technical research and analyses conducted for the
Technical Background Report. Based on these summaries, the paper provides a set of suggested
Guiding Principles for environmental conservation for consideration by the GPAC.
Summary of Environmental Conservation Issues
THE VISIONINGPROCESS
The City initiated a Visioning Process in January of 2002 that culminated in publication of the
CommunityDirections for the Future report in January2003. The Visioning Process included a
series of events, meetings and public information gathering programs and resulted in a vision
statement for Newport Beach and substantial public input on a wide range of issues for
consideration in the General Plan Update. The summary information presented here is limited to
statements and issues related to environmental resources of the City.
The vision statement for the Cityunder the heading of "A aalthyNatural Environment," reads as
follows:
Protection of environmental quality is a high priority. We preserve our open space
resources. We maintain access to and visibility of our beaches, parks, preserves,
harbor and estuaries. The ocean, bay and estuaries are flourishing ecosystems with
high water qualitystandards.
The following findings were determined based on generally -broad agreement among community
members during the Visioning Process.
■ There is general consensus that the City s harbors and beaches are to be protected and
enhanced as a resource. Visioning participants wished to protect the harbors and beaches
as visual and recreational resources, while GPAC members felt that as harbors and
beaches are improved as recreational uses, visual and economic benefits would follow.
■ Most participants touted water quality and pollution control as important concerns.
GPAC members recommend that the City define separate water quality and
conservation policies for different categories of water resources, such as ocean/bayand
drinking. Newsletter questionnaire respondents hoped to make the clean-up and
revitalization of the beach areas as priorities on the aty's agenda.
■ A majority of the participants and members of GPAC strongly agree that coastal bluff
areas are important and should be protected through stricter codes, tougher enforcement
and improved planning and design efforts. Fifty-six percent of resident survey
respondents support atyprotection of the coastal bluffs, while 38 percent favor the
protection of property owners' rights. Participants felt that views of and from the bluffs
need to be preserved. Specific bluffs that participants considered particularly significant
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Guiding Principles for Environmental Conservation
include Castaways, Banning Ranch, Sunset Ridge, Hoag, Newport Coast, and Irvine
Terrace. There was some support for restricting the height and size of homes,
establishing large setbacks to protect bluffs, and being more restrictive in the use of
variances. Other participants stressed the need to balance increased controls with the
property owner rights.
■ Residents agree that the City should preserve remaining public view corridors that
include the coastal bluffs and create more views wherever possible. GPAC members
recommended a citywide inventory of existing public view corridors be conducted,
suggested offering redevelopment incentives to enhance those corridors and create
additional opportunities for views, which other visioning participants agreed with.
Another suggestion was for the City to purchase public view corridors as public land,
while other participants wanted to protect private views as well as public views.
Approximately75 percent of surveyrespondents felt that current regulations regarding
buildings, plants and trees, and business signs that interfere with views were either "just
right" or "not strong enough:'
■ Although most participants concur that tidelands and other public lands should be
preserved as open space, there was some support, especially among business owners, for
development of these areas.
■ Community members highly value the open space and parks within the City, and nearly
80 percent of participants of a visioning event wanted the Cityto be more proactive in
acquiring these areas, even if doing so meant bond financing.
A divergence of opinion exists on the following environmental conservation issue concerning
Banning Ranch.
■ Resident survey respondents were divided down the middle over whether to allow for
limited development of Banning Ranch or to preserve the entire area as open space. This
view was also held among GPAC members, where some members supported using a
portion of land for housing while others raised concerns about any development due to
environmental, safety hazards, and traffic issues.
TECHNICAL BACKGROUND REPORT
EIP prepared the sections associated with environmental conservation for the Technical
Background Report (TBR). The issues that were identified as a result of the research conducted for
the TBR are organized into larger environmental resource topics as summarized below.
Biological Resources
■ Protected and unprotected aquatic resources can be found along Citycoastlines, Upper
Newport Bay, Newport Harbor, areas of Crystal Cove State Beach, and in the vicinity of
Corona del Mar.
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Guiding Principles for Environmental Conservation
■ A number of features and drainages within the Newport Beach could be delineated as
waters of the United States and fall under the jurisdiction of the Army Corps of
Engineers.
■ FederalV or State -listed, as well as sensitive, plant and wildlife species occur or have the
potential to occur within the Planning Area.
■ , Wildlife corridors within the Planning Area provide valuable habitat for wildlife species.
■ A total of 29 Environmental StudyAreas have been identified within the Planning Area,
and potential threats to these areas include water quality, traffic, noise, public access,
encroaching development, erosion and sedimentation, stormwater runoff, and
introduction of invasive species.
15 drology and Water Ouality
■ Future development is likely to increase the amount of impervious surfaces, thereby
increasing stormwater runoff and sedimentation. This could result in potential
deterioration in water quality and affect the all water resources within the Planning Area.
■ Some bay beaches are impacted by urban runoff, which brings pollutants such as trash,
oils, pesticides, pet waste, and trace metals, all of which may impair wildlife habitat and
limit bay users' enjoyment of swimming and other water contact sports. Specifically,
degraded water quality of Newport Bay and Semeniuk Slough could increase the number
of days the beach is closed.
■ Urban activities such as the use of fertilizers within the Planning Area contribute to the
degradation of existing groundwater quality.
■ Natural activities such as storm events, as well as man-made activities, cause
sedimentation within the Bay and require dredging. Dredging activities are used to
remove sediment.
Air Quality
■ Continued development will increase the amount of air pollutant sources within the
Planning Area. The primary source of mobile source emissions will be from motor
vehicles and water craft while stationary air pollutant sources will be primarily from
construction activities, implementation of industrial or manufacturing uses, and boilers
that provide heat.
■ The segregated, low -density, auto -oriented pattern of development does not facilitate the
expansion of public transit services or alternative modes of transportation within the
Planning Area.
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Guiding Principles for Environmental Conservation
■ Vehicles capable of using alternative fuels and possibly electricity maybe commercially
available and economically -viable in the near future, and will need a large infrastructure
to support and refuel these vehicles before the public can accept them.
Visual Resources
■ As the City contains significant visual resources -coast, bluffs, hillsides and canyons- and
much of Newport Beach's character and visual quality derives from its natural setting, it
becomes important to protect views and encourage development that enhances such
views.
■ While the City has Shoreline Height Limitation regulations, expansion of existing and
development of new homes upland from the coast may affect the community character
of certain neighborhoods and have secondary visual impacts. In addition, the City has no
specific regulations that determine the placement of development on bluffs.
■ There is an opportunity to provide vista turn out points and interpretative signs to add
to the quality of life for residents and visitors.
■ State Route 1(SR 1) is identified as Eligible for State Scenic Highway designation and
could be nominated for the State Scenic Highwayprogram.
Mineral Resources
■ Future development and/or recreation use of the Banning Ranch area could require
remediation and clean-up, as well as be impacted by existing oil operations.
■ Opportunities exist for remediation and/or reuse of the 33 abandoned oil well sites
concentrated along the northwest boundary and located throughout the Planning Area.
Suggested Environmental Conservation Guiding Principles
1. Protect, and rehabilitate or enhance, terrestrial and marine habitats located
within the City through careful siting of future development.
Discussion:
Potential impacts to biological resources located within the City can be affected by future
development and need to be minirr,ized. The Biological Resources Addendum dated
December 4, 2003 ranks habitat qualitywithin certain undeveloped areas in the City. Areas
with a rank of 1, indicating a high biological resource value, would require a resource permit
from federal and/or State agencies prior to development. Areas with a ranking of 1 are
located within the following study areas: Semeniuk Slough, MacArthur and San Miguel, Buck
Gully, Morning Canyon, and Banning Ranch. While no extensive new development is
anticipated in any of these study areas except for Banning Ranch, there is the possibility that
expansion of existing uses could occur. Within Banning Ranch, given that it is primarily
undeveloped, new development could also affect biological resources. Thus, new
Guiding Principles for Environmental Conservation
development may need to be located outside of areas with a rank of 1, or buffers between
development and habitats need to be incorporated to protect resources.
Additionally, expansion of existing uses and infill development within other areas of
Newport Beach need to consider the presence of biological resources in order to reduce
adverse impacts. Implementing measures such as strictly controlling encroachments into
natural habitats to prevent impacts that would significantly degrade the habitat, and limiting
encroachments into wetlands and mitigating any losses can also minimize impacts to
biological resources. In addition to protecting biological resources , rehabilitation or
enhancement of degraded areas within the Planning Area could also occur. As an example,
the Banning Ranch site has been disturbed by oil infrastructure and can be rehabilitated to
improve the quality of biological habitat onsite.
2. Protect and improve water quality within the bay, estuaries, tidelands, and
ocean.
Discussion: The continuation of urban activities and future development within Newport
Beach can affect the water quality of the bay, estuaries, tidelands, and ocean. However, water
quality of the Planning area is monitored regularly, and there are numerous Federal, State,
and local regulations in place to protect water quality. The Citywill also continue to comply
with the National Pollution Discharge Elimination System (NPDES) that requires
preparation of a stormwater pollution prevention plan, as well as implementation of best
management practices during construction. Additionally, as new development and
redevelopment activities on private property is proposed, onsite controls to reduce runoff
into drainages shouldbe required, as well as the incorporation of capital improvements such
as filters and swales on public land by the City. Water quality impacts to the bay, estuaries,
tidelands and ocean can be m;m nized and improved through these measures. This Guiding
Principle would support the views of the Visioning participants and GPAC members.
3. Minimize air quality degradation through land use practices and circulation
improvements that reduce reliance on the automobile.
Discussion: Implementation of land use approaches that include transit oriented
developments, and live/work situations that contain a mix of uses, such as housing and
retail, can discourage automobile use and minirrri a air quality degradation. In addition,
encouraging the use of alternative modes of transportation through expanding infrastructure
to support vehicles using alternative fuels such as electricity, or the use of water
transportation can further minimize air pollution within the Planning Area. Lastly, the use
of public transit can be encouraged by expanding infrastructure and improving existing
service.
4. Encourage the maintenance of natural landforrus.
Discussion: The Planning Area contains significant topographic features such as the
Newport Mesa, the San Joaquin Hills, bluffs associated with Newport Bay and the Pacific
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Guiding Principles for Environmental Conservation
Ocean, and canyons abutting stream courses. These natural landforms should be maintained.
Generally, The Newport Coast Local Coastal Program grading standards tend to locate
development on ridges in order to.maintain and protect the environmental resources in the
coastal canyons. In addition, while the City has policies to minimize the alteration of natural
landforms and bluffs, and density limits have been established omitting slopes from the
calculation, specific regulations in these areas have not been adopted. The City does,
however, have very specific regulation in regards to floor area, height and building bulk.
Over half of the visioning participants and most GPAC members agree that coastal bluff
areas should be protected through stricter codes, tougher enforcement, and improved
planning and design efforts, while some visioning participants favor the protection of
property owners' rights. By implementing more restrictive siting limitations for new
structures on significant topographic features, and not giving variances from these
ordinances, impacts to natural landforms could be reduced. However, such restrictions in
already subdivided areas could severely reduce, or even eliminate, future development on
these lots.
5. Encourage the protection and creation of public viewsheds within the City.
Discussion: Visioning participants indicated the desire to preserve remaining public view
corridors and for the Cityto purchase these areas as public land. Manyparticipants also
wanted tidelands and other public lands to remain as open space to preserve views. GPAC
members recommended that a citywide inventory of existing public view corridors be
conducted, suggested redevelopment incentives to enhance those corridors, and to create
additional opportunities for views.
6. Minimize the exposure of people to noise hazards.
Discussion: Currently, there are existing noise conflicts located primarily in dense
residential areas near the ocean, harbor and bay. Infill development in these areas will be
exposed to the noise conflicts, as well as potentially contributing to the ambient noise levels.
Additionally, nighttime restaurant operations will continue to generate noise throughout the
Planning Area, and could adversely affect sensitive receptors such as residential uses, medical
facilities, convalescent centers, and retirement homes. There is also the potential for mixed -
use developments to be implemented in the City, which has the potential to increase
additional populations to noise. Further, if air traffic at the John Wayne Airport increases,
despite the fact that most residents are not in support of this, ambient noise levels would
also be affected.
In accordance to the City's Noise Ordinance, exterior noise levels exceeding 50 dBA
between 10 p.m. to 7 a.m. and 55 dBA between 7 a.m. to 10 p.rrL in residential areas, or 50
dBA between 10 p.m. to 7 a.rrL and 60 dBA between 7 a.m. to 10 p.m. in residential portions
of mixed -use properties could present a potential nuisance. However, noise impacts can be
partially mitigated through retrofitting existing buildings containing sensitive receptors with
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Guiding Principles for Environmental Conservation
new windows and ventilation systems, as well as insulating these structures and new
buildings. As there will always be edges within the Citywhere sensitive and noise -generating
uses interface, conflicts can be reduced by including more stringent noise standards or
enforcing the existing noise ordinance. In addition, limiting hours of operation, not allowing
loitering after business hours, or strategically locating delivery areas are additional measures
that can reduce ambient noise levels. Where there are opportunities, buffers such as walls or
berms, or setbacks can also be used to minimize noise levels.
7. Minimize intrusion from light sources.
Discussion: As new development within the Planning Area occurs, additional light sources
will be introduced onsite that could adversely affect surrounding areas during nighttime
hours. Implementation of measures such as incorporating landscape buffers between
existing and new uses to prevent an increase in lighting on adjacent properties, and requiring
that exterior lights direct light pools away -from off -site viewers can minimize intrusion of
these sources.
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