HomeMy WebLinkAboutRESIDENTIAL DENSITY 197211111111 lill 11111111111111111111
*NEW FILE*
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RESIDENTIAL DENSITY 1972
0
Joint Meeting of City Council
and Planning Commission September 26, 1972
CITY OF NEWPORT BEACH
September 18, 1972
TO: City Council and Planning Commission
FROM; Community Development Department
SUBOECT; General Plan Proq_ram -
Residential Density and Population Growth Alternatives
At the last joint meeting of the City Council and Planning Commission, July 31,
1972, the City staff had presented various findings of the City's economic
consultant in regard to potential future residential, commercial and industrial
development within the Newport Beach area. The findings reflected the potential
increases in future population and residential units to the years 1980 and
1990-2000 based on current zoning and development trends. As indicated by the
projections, the current number of residential units within Newport Beach could
increase by over 20,000 units and the City's present population could ultimately
double from 56,000 to 109,000 persons if no changes are made to current zoning
and development trends.
It was the general concensus of the City Council and Planning Commission that
such ultimate possibilities of residential and population growth would have an
undesirable impact upon the future "quality of life" in Newport Beach and that
several alternative plans should be studied in order to reduce the potential
future number of dwelling units and population throughout the City.
The staff has outlined in this report, a series of alternative plans or actions
which could be taken by the City Council and P1'anning Commission to reduce the
ultimate potential increase in dwelling units and population within each area
of the City. The first alternative in each case -- described as the "trend -growth
4 1�
-City Council and Planning Commission 2.
projection" illustrates the ultimate potential dwelling units and popu-
lation which could occur in each area if no changes are made to current
zoning and development trends. Following the trend -growth projection,
there are a varying number of alternatives which successively reduce the
potential number of dwelling units and population in each area. Both the
first alternative, which represents no change, and the last alternative
which in many cases would rezone existing duplex and multi -family residential
properties to R1, may be described as opposite extremes. Each alternative
between the first and last have been arranged in sequence according to the
magnitude or degree to which they serve to increasingly reduce the potential
number of dwelling units and population.
Just as the first alternative may be undesirable in certain instances, so
may the last, 1.e.,. to rezone various areas to R1. The net effect of these
alternatives, however, has been shown in most cases for matters of compari-
son. The City Council and Planning Commission are asked to study and compare
all of the alternatives and to select two alternatives or combination of
alternatives for each area which they feel are most desirable and reasonable.
There may be other alternatives (than those listed) which the City Council
and Planning Commission may wish to include for consideration. In any case,
the total number of alternatives finally selected should not exceed two
(in addition to the trend growth alternative).
Following the selection of the various residential growth alternatives by
the City Council and Planning Commission, the staff will be analyzing and
testing each, in relation to various elements of the General Plan and the
expected impact each alternative would have on existing and future public
support services and the future "quality of life" 'in Newport Beach. The
results of these studies shall then be presented to the City Council and
e
City Council and Planning Commission 3.
Planning Commission.to assist them in selecting the one final alternative which
will set future dwelling unit densities and population under the City's General
Plan. This final action by the City Council and Planning Commission, which
should be taken after public hearings, will complete the process aimed at satis-
fying previously adopted General Plan policies which stated that,
In planning for the future of the community "the City
shall set specific limits on future population and
dwelling unit densities -n for the general planning area
as a whole, and for each individual planning area through-
out the community." (General Plan Policy Report, adopted
March 13, 1972, ref. page 1-a)
Also "the City shall preserve and maintain the predominant one
and two family residential character and density of the
community within existing and future neighborhoods throughout
the City." (General Plan Policy Report, ref. page 4-a)
At subsequent meetings, the staff will also be submitting various alternatives
related to future commercial and industrial land uses within various areas of
the City. The establishment of specific limits on future population and
dwelling unit densities, however, is the necessary first step to the various
specific land use alternatives which are to follow and the basis for the entire
General Plan. At this time, the City Council and Planning Commission are asked
to chose from among the many alternatives shown on the attached charts, the two
alternatives or combination of alternatives which they feel are most desirable
and reasonable.
Respectfully submitted,
DEPARTMENT OF COMMUNITY DEVELOPMENT
R', Y. ROGAN, DIRECTOR
By Ca j_MNesen�
Advance Planning Administrator
CMN/ddb
September 18, 1972
RESIDENTIAL GROWTH ALTERNATIVES
POTENTIAL
EXISTING EXISTING DWELLING POTENTIAL DWELLING UNIT POPULATION
AREA ALTERNATIVE DWELLING UNITS POPULATION UNITS POPULATION REDUCTION REDUCTION
Stat.
Area Al
(Banning
(Propert
Trend -Growth Projection -
1 34 D.U./Ac. overall average 4,550 8,640 --- ---
J 1..
2 20 D.U./Ac.
3
300 3.230
Ki
— -'_4 6 D.U./Ac. 792 2,376 3,758 6,264 (73%)
Stat. Trend -Growth Projection
Area A2 1 20 D.U./Ac. overall average 318 593 2,518 4,765 ---
(Hoag ) density (includes 80 )
(Hospi,tal) (mobile homes)
(Area,' ro 7 it reslc�ia uses
2 in industrial area, allQW 2,000 3g600 518 lJ65 (24%)
Lot Keauae-aensity to 15 u.U./Nc
3 and prohibit residential use
1,700 3,400 818 1,365 (29%)
L61 Keauce aensity to 6 U.U./Ac.
4 and prohibit residential use 800 2,400 1,718 2,365 (50%)
in industrial area
FOOTNOTE: * - Selected levels for illustration of overall" City effect -- see end of chart. Page 1 of 8
RESIDENTIAL GROWTH ALTERNATIVES
POTENTIAL
EXISTING
EXISTING
DWELLING
POTENTIAL
DWELLING UNIT
POPULATION
AREA
ALTERNATIVE
DWELLING UNITS
POPULATION
UNITS
POPULATION
REDUCTION
REDUCTION
Stat.
Tren&Growth Projection -
Area A3
1
20 D.U./Ac. overall
356
640
1,136
2,272
--
---
(County,
)
average density
(includes 225)
(Triangle)
(mobile homes)
A
Prohibit residential use
2
in industrial area, allow
7 "-_ -
976
1,952
160
320
(14%)
20 D.U./Ac. elsewhere
B
Reduce density to 15 D.U./Ac.
3
and prohibit residential use
750
1,500
386
772
(34%)
in industrial area
C
Reduce density to 6 D.U./Ac.
4
and prohibit residential
400
1,000
736
1,272
(65%)
use in industrial area
Stat.
Trend -Growth Projection -
Div. B
1
(Full development of
3,666
7,498
4,744
10,786
---
---,
(West " "),
_
residential lots and some
(includes 341)
(Newport)
residential development
(mobile homes)
in commercial zones
Withhold granting variances
2
for an additional unit on
4,623
10,511
121
275
( 3%)
all undersized lots
Prohibit additional
-
3
residential development in
4,241
9,644
503
1,142
(11%)
commercial zones and withhold
variances
Page 2 of 8
RESIDENTIAL GROWTH ALTERNATIVES
POTENTIAL
EXISTING EXISTING DWELLING POTENTIAL DWELLING UNIT POPULATION
AREA ALTERNATIVE DWELLING UNITS POPULATION UNITS POPULATION REDUCTION REDUCTION
Stat. (A) Rezone all R2 areas to R1.5
Div. B 4 and prohibit additional 41241 9,529 503 1,257 (12%)
(hest ) residential development in
(Newport) commercial zones and with-
hold variances
Rezone'al,l 92, R3 and 94
5 areas to R1.5 and prohibit 4,211 9,255 533 1,531 (14%)
additional residential de-
velopment in commercial
zones and withhold variances
witnnoia variances,,
6 - prohibit additional residential
development in commercial zones;
and prohibit residential devel-
opment in state hi9hway property
4,081 9,166 663 1,620 (15%)
(B) Reduce R2, R3 and R4 densities
7 to 1,250 sq, ft./D.U. (35 D,U.'s/
4,067 8,730 677 2,056 (1'9%)
Ac.) and limit size of unit
similar to R1.5 zone and prohibit
additional residential develop-
ment in commercial zones and
withhold variances
C Rezone a 1 residential areas to
8 R1 and prohibit additional ` _
3,425 8,220 1,319 2,566 (24%)
residential devel-opment in
commercial zones and withhold
variances
.Page 3 of 8
RESIDENTIAL GROWTH ALTERNATIVES
POTENTIAL
EXISTING EXISTING DWELLING POTENTIAL DWELLING UNIT POPULATION
AREA ALTERNATIVE DWELLING UNITS POPULATION UNITS POPULATION REDUCTION REDUCTION
Stat.
(A)
Trend -Growth Projection -
Div.-C
(B)
(almost fully developed -
868 2,257
889
2,320
---
---
(Lido Isle)
(C)
no viable alternatives)
Stat.
Trend -Growth Projection -
Div. D.
1
(Full development of
2,935 5,130
3,469
7,652
-�-
---
(Balboa
)
residential lots, assuming
(includes 58 )
(Peninsula)
no additional residential
(mobile homes)
development in commercial
areas)
Withhold granting variances
2
for an additional unit on
3,372
7,439
97
213
( 3%)
undersized lots
A
Rezone all R2 areas to
3
R1.5 and withhold variances
3,372
7,418
97
234
( 3%.)
Rezone all R2, R3 & R4 areas
4
to R1.5 and withhold
3,063
6,739
406
913
(12%)
-variances **
B
Reduce R2,"R3 & R4 densities
5
to 1,250 sq. ft./D.U. and
3,003
6,607
466
1,045
(14%)
limit size of unit similar to
P.1.5 zone and withhold
variances
FOOTNOTE,, **
On some R3 lots
of one dwelling
reduced,
(those between 2,000 sq. ft. and 2,399 sq. ft.) the R1.5 zone would allow the addition
unit, where the R3 zone only permits one unit, but the overall potential would be
Page 4 of 8
RESIDENTIAL GROWTH ALTERNATIVES
POTENTIAL
EXISTING EXISTING DWELLING POTENTIAL DWELLING UNIT POPULATION
AREA ALTERNATIVE DWELLING UNITS -POPULATION UNITS POPULATION REDUCTION REDUCTION
Stat. (C) Rezone all residential
Div. D 6 areas to R1 and with-
hold variances
Stat.
Div. E
(Balboa
(Island)
Stat.
Div. F
(Corona )
(De]` Mar)
./
2,860 6,292 609 1,360 (18%)
Trend -Growth Projection -
1 (Full development of 2,072 3,607 2,614 5,498 ---
residential lots)
R2 to R1.5
A Rezone all R2 to R1.5 and
3 - withhold granting variances
for an additional unit on
(B) Reduce R2 density to 1,250
4 sq. ft./D.U. and limit size
of unit similar to R1.5
zone and withhold variances
2,614 5,390 ----
2,581 5,327 33
171 ( 3%)
2,568 5,282 46 216 ( 4%)
l�J
5 Rezone all R2 to R1 2,083 4,374 531 1,124 (20%)
Trend -Growth Projection
1 (Full development of 4,152 8,761
residential lots)
2 W Rezone all R2 to R1.5
4,905 10,841 ---
4,905 10,703 ---
-Page 5 of 8
RESIDENTIAL GROWTH ALTERNATIVES
POTENTIAL
EXISTING EXISTING DWELLING POTENTIAL DWELLING UNIT POPULATION
AREA ALTERNATIVE DWELLING UNITS POPULATION UNITS POPULATION REDUCTION REDUCTION
Stat. (C)
Div. F 3 Rezone all R2 to R1 4,210 9,262 695 1,579 (15%)
Stat.
Div, G
(Linda
Is19
(prom3 c=�
(A) Trend -Growth Projection -
1 (Full development of
2 (&) Rezone all R2 & R3 to R1
Stat.
Div. H 1
(Newport)
(tights.,)
(Cliff- )
(hd'ven ) 2
277 586 932 2,330 --- ---
786 1,965 146
Trend -Growth Projection ,
(Full development of 2,084 5,288 2,,417 6,417
resi-dential development (i-ncludes 46 )
in commercial areas) (mobile homes)
development in commercial
F1
(A) Kezone all reslaenin al areas
> 3 (&) to R1 and prohibit further
(C) residential development
in commercial areas
2,312 6,138 105
2,075 5,652
365 (16%)
279 ( 4%)
;,765 (12%)
Page 6 of 8
Stat. Trend -Growth Projection
Div. J 1 (Full development of
(Dover ) residential lots and
(Shores, ) partial residential de-
(Cas-taways) velopment of "U" areas)
(Area ) A Reduce density in un-
2 classified areas from
20 D.U./Ac. to 10 D.U./Ac.
B Rezone all residential
3 (&) areas to R1
C)
Stat. Trend -Growth Projection -
Div. K 1 (Full development of
(Bluffs, ) residential lots and
E. Bluff,)) partial residential de -
(Dunes velo ment of "U" area)
(Area A Reduce density in unclassi-
2 fied area from 20 D.U.`s/Ac.
to 10 D.U.''s/Ac
B educe density un unclassi-
3 (&) fied area to 6 D.U.'s/Ac.
(C-) (R1_)
Stat. (A)
Div. L 1 Trend -Growth Projection -
(Newport ) B Prohibit further residential
(Ctr., )2 (&) development in L1 (Newport
(Bi-g CYn, ) (C) Center
RESIDENTIAL GROWTH ALTERNATIVES
.POTENTIAL
EXISTING EXISTING DWELLING POTENTIAL DWELLING UNIT POPULAT
LLING UNITS POPULATION UNITS POPULATION REDUCTION REDUCTT
4,346 9,775 5,864 12,532
(includes 99 )
(mobile homes)
4,964 10,732 900 1,800 (14%)
4,604 10-,012 1,260 2,520 (20%)
2,744 5,599 4,264 10,827
(includes 287)
(mobile homes)
237
3,864 10,027 400 800 ( 7%)
3,704 9,707 560 1,120 (10%)
2,205 6,261
1,500
2,850 (31%)
Page 7 of 8
RESIDENTIAL GROWTH ALTERNATIVES
AREA
ALTERNATIVE
POTENTIAL
EXISTING EXISTING DWELLING
DWELLING UNITS POPULATION UNITS
POTENTIAL
-POPULATION
DWELLING UNIT
REDUCTION
POPULATION
REDUCTION
Stat.
(A)
Trend -Growth Projection -
Div. 19
(B)
(Full development of PC -
1,945 6,084 4,749
14,666
---
---
(Harbor )
C)
no viable alternative)
(View Hills
TOTALS:
Trend -
Growth
Projection
46,756
108,657
LEVEL A
42,130
99,143
4,626
9,514 ( 9%)
LEVEL B
37,325
90,105
9,431
18,552 (17%)
LEVEL C
33,582
84,507
13,174
24,150 (22%)
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CITY OF NEWPORT BEACH -- DEPARTMENT OF COMMUNITY DEVELOPMENT
TO. Planning Commission
FROM: Community Development Department
SUBJECT: Proposed City -Wide Residential Density, Floor Area,
and Building Bulk Ordinance
At the regular meeting on May 8, 19723 the City Council directed
the Commission to prepare an ordinance which would provide density
limits for all areas of the City until the completion of the
General Plan.
Attached is a preliminary draft of a proposed "interim" ordinance
which would place some limits on residential density, floor area,
and building bulk. This ordinance is presently only in a conceptual
form, the intent being to get the Commission's reaction to the
approach. Several refinements will undoubtedly be necessary before
it is ready for public hearing.
The intent of this ordinance is to place some control on those
aspects of residential development which are, or have the potential
for, creating major problems.
A major concern is the number of additional dwelling units which
may be constructed in the R-2, R-3, and R-4 Districts. This
ordinance would provide some limit on densities in these districts
.and the "U" and P-C Districts until the major issue of density
limits for each area of the City is resolved in the General Plan.
This ordinance would also limit the size of additional dwelling
units, which would somewhat reduce the potential number of persons
per unit. Please refer to the attached chart comparing the
potential number of units in West Newport, Balboa Peninsula, Balboa
Island, and Old Corona del Mar under the current regulations and
under this proposed ordinance; and the charts comparing the effects
of the current regulations and this proposed ordinance on typical
lots in the R-3 and R-4 Districts; and the chart comparing the
effects of the R-2, R-1.5 and the cityFwide.ordinance.
The combination of limiting the number and size of additional
dwelling units should help to reduce the potential aggravation
of many existing problems (traffic, schools, parks, overcrowding,
etc.) until the General Plan is completed, at which time permanent
ordinances should be considered.
In addition, this ordinance would limit the "bulk" of buildings
at the front setback line in order to protect the visual character
of the residential areas.
TO: Planning Committion - 2.
Staff would suggest that the Commission discuss the general
approach proposed, and, if the approach is acceptable, that
refinements to the ordinance be made during this and, if necessary
subsequent study sessions prior to holding public hearings.
5/17/72
CITY-WIDE RESIDENTIAL DENSITY, FLOOR AREA, AND BUILDING BULK
ORDINANCE (INTENDED AS AN "INTERIM" ORDINANCE, TO BE IN EFFECT
UNTIL THE COMPLETION OF THE GENERAL PLAN.)
EFFECT OF ORDINANCE. The following regulations shall apply to all
residential developments in the City of Newport Beach and shall,
where there is a conflict, take precedence over the regulations
in Title 20 (Planning and Zoning) of the Municipal Code.
R-A & R-1 Districts. The regulations in Title 20 of the Municipal
Code shall apply.
R-2, R-3 & R-4 Districts. The following regulations shall apply:
A. Density:
For each family unit, a minimum lot area of 1,250 square
feet is required. Lots with an area less than 2,500 square
feet may be developed with no more than one (1) family unit.
B. Floor Area:
The maximum gross floor area (as defined in Section 20.02.182
of the Municipal Code) permitted for aggregate buildings,
excluding garages and carports, shall be eighty (80) percent
of the lot area.
C. Building Bulk:
Any portion of a building exceeding sixteen (16) feet in
height shall be set back from any street right-of-way line
a minimum distance equal to the height of that portion of
the building; except that, where a greater setback than
- 2 -
required by Title 20 of the Municipal Code is provided
to the wall line of the building at grade, the required
setback to the portion exceeding sixteen feet in height
may be reduced by an amount equal to the additional setback.
U & P-C Districts. The density, floor area, and building bulk
regulations shall be as prescribed in the Use Permit or P-C Ord-
inance, but in no case shall a density of one family unit for each
1,250 square feet of lot area be exceeded.
A-P, C-N, C-0, C-1, C-20 1, M-1, & M-1-A Districts. For the
duration of this ordinance, no development of family units shall
be permitted, and no new residential use of a building shall be
initiated, in these districts. (Hotels and Motels shall not be
considered family units or residential uses.)
Existing Structures. Structures which were in existence or under
construction on the effective date of this ordinance, and which do
not conform to these regulations may be continued, altered or
rebuilt provided that no changes shall result in a greater non-
conformity than was existing.
Structures for which building permits have been applied
for or issued or for which use permits have been issued, or which
are part of an approved Planned Community District on the effective
date of this ordinance, and which do not conform to these regula-
tions may be constructed according to the approved plans.
COMPARISON OF POTENTIAL NUMBERS OF DWELLING UNITS ADDED UNDER CURRENT ZONING AND UNDER
PROPOSED CITY-WIDE DENSITY, FLOOR AREA, AND BUILDING BULK ORDINANCE.
AREA
EXISTING
POTENTIAL UNDER
CURRENT ZONING
POTENTIAL UNDER PROPOSED
CITY-WIDE ORDINANCE.
d a
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West
Newport
1126
1880
117
3123
22
858
157
1037
30%
22
558
125
705
23%
Balboa
Peninsula
1098
710
874
2682
1-1
62
536
609
23%
11
29
200
240
9%
Balboa
Island
583
1358
67
2008
-
606
-
606
30%
-
560
-
560
28%
Old
Corona
1187
1480
317
2984
12
688
6
706
24%
12
688
6
706
24%
del Mar
COMPARISON OF CURRENT R-3 REGULATIONS WITH THE PROPOSED CITY-WIDE
DENSITY,. FLOOR AREA, AND BUILDING BULK ORDINANCE.
Full Development Under
Current R-3 Regulations:
30'X 100' (3000 s.f,) Lot:
Full Development Under
Proposed Ordinance:
No. of Units
2 Dwelling Units
2 Dwelling Units
Permitted &
(1500 sq.ft./DU-
(1500 sq.ft./DU -
Density
Ord.Required 1200sq.ft./
Ord.Requirement would
DU)
be 1250 sq.ft./DU)
Max. Floor Area
3700 sq. ft. (2 stories)
2400 sq. ft. (2 stories)
(Excluding
5800 sq. ft. (3 stories)
Garage)
Ratio of Floor
Area/Lot Area
123% (2 stories)
80%
192% 3 stories)
60' X 100' (6000 sq. ft.) Lot:
No. of Units
Permitted &
5 Dwelling Units
4 Dwelling Units
Density
(1200 sq. ft./DU)
(1500 sq. ft./DU -
Ord. Requirement would
be 1250 sq. ft./DU)
Max. Floor Area
8800 sq, ft. (2 stories)
4800 sq-;f,t.(2 stories)
(Excluding
13,400 sq.ft.(3 stories]
Garage)
Ratio of Floor
147% (2 stories
(3
80%
Area/Lot Area
223% stories
A
COMPARISON OF CURRENT R-4 REGULATIONS WITH THE PROPOSED CITY -.WIDE
DENSITY,, FLOOR AREA, AND BUILDING BULK ORDINANCE.
Full Development Under I Full Development Under
Current R-4 Requlations: Proposed Ordinance:
I 30' X 100' (3000 sq. ft.) Lot: I
No. of Units
3 Dwelling Units
2 Dwelling Units
Permitted &
(1000 sq. ft./DU -
(1500 sq. ft./DU -
Density
Ord. requires 800 sq.ft./
Ord.Requirement would
DU)
be 1250 sq.ft./DU)
Max. Floor
3700 sq.ft. (2 stories)
2400 sq. ft. (2 stories)
Area
5800 sq.ft. (3 stories)
(Excluding
& up to 10 200 sq.ft.
Garage)
(5 stories
Ratio df Floor
123% to 333%
Area
7Area/Lot
60' X 100' (6000 sq. ft.) Lot:
No, of Units
7 Dwelling Units
4 Dwelling Units
Permitted &
(850 sq.ft./DU - Ord.
(1500 sq. ft./DU - Ord.
Density
requires 800 sq. ft./DU)
requirement would be
1250 sq. ft./DU)
Max. Floor Area
8800 sq. ft. (2 stories)
4800 sq. ft. (2 stories)
(Excluding
13,400 sq.ft.(3 stories)
Garage)
& up to 23 000 sq.ft:
(5 stories5
Ratio of Floor
78W/,
Area/Lot AreaT47%
to 383%
COMPARISON OF CURRENT R-2 REGULATIONS WITH THE PROPOSED R-1.5
ORDINANCES AND THE CITY-WIDE DENSITY,_ FLOOR AREA, AND BUILDING
BULK ORDINANCES.
Full Development
Under Current R-2
Regulations:
Full Development
Under Proposed
R-1.5 Ordinance:
30'X85'(2550 s.f.) Lot:
Full Development
Under Proposed City -
Wide Ordinance:
No. of Units
Permitted -
2 Dwelling Units
2 Dwelling Units
2 Dwelling Units
Max. Floor
3000 sq.ft. to
2750 sq.ft. to
2040 sq. ft.
Area (Exclud-
3500 sq.ft. depend-
3200 sq.ft. de,
ing Garage)
ing on front set-
pending on front
back requirement.
setback require-
ment,
Ratio of Floor
Area/Lot Area
118% to 137%
108% to 125%
80%
40'X85'(3400 s.f.) 'Lot:
No. of Units
Permitted
2 Dwelling Units
2 Dwelling Units
2 Dwelling Units
Max. Floor
4400 sq.ft. to
4000 sq.ft. to
2720 sq. ft.
Area (Exclud-
5100 sq.ft.
4600 sq, ft.
ing Garage)
depending on
depending on
front setback
front setback
requirement.
requirement.
Ratio of Floor
Area/Lot Area
129% to 150%
118% to 135%
80%