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Local Coastal Program
Land Use Plan
of the
City of Newport Beach
led by the California Coastal Commission
January9,1990
(IncludesAmendmentsNo. 1-34)
Table of Contents
Introduction
Policy Analysis Summary
ShorelineAccess................................................Page 1
Recreation and Visitor -Serving Facilities................................2
Waterand Marine Resources..........................................2
Diking, Dredging, Filling, and Shoreline Structures .......................2
Commercial Fishing and Recreational Boating ...........................3
Environmentally Sensitive Habitat Areas...............................3
Hazard Areas ......................................................3
Locating and Planning New Development...............................4
Coastal Visual Resources and Special Communities ......................4
PublicWorks........................................................4
Public Access and Circulation
PublicAccess..................................................Page 5
Existing Conditions ............................................... 5
Policies........................................................ 5
PublicProperty Leaseholds ........................................ 7
Policies........................................................7
Circulation......................................................... 8
ExistingConditions ............................................... 8
Policies....................................................... 12
Environmentally Sensitive Habitat Areas & Unique Coastal Resources
ExistingResources .............................................Page 16
Policies..........................................................20
Environmentally Sensitive Areas..................................20
Dredging, Diking & Filling,in Open Coastal Waters .... ..........21
WaterQuality ..................................................24
Development of Coastal Bluff Sites...............................25
HazardAreas...................................................27
Archaeological, Paleontological, and Historical Resources ...........28
Coastal Views..................................................28
New Development
Visitor -Serving Facilities ........................................Page 31
Policies ... .................................4.................33
Coastal -Dependent Uses............................................35
Policies..................................4.....................36
Oceanfront Encroachments..........................................57
Policies.........................................................37
Land Use Designations
Residential ................... 6....................... ........ Page 40
Commercial....................... ................................43
Public, Semi -Public, and Institutional.................................45
Industrial.........................................................46
Land Use Plan
Maps
West Newport .... .........................................Page 47
CentralNewport/Lido..............................................51
Balboa Peninsula Area.............................................54
Balboa Island Area................................................57
Promontory Bay Area..............................................58
Corona del Mar Area...............................................59
Corona del Mar Commercial ........... ............................. 64
Newport Heights/Mariners' Mile .......................... ........... 64
Westcliff/West Bay.................................................65
North Bay Area....................................................68
Eastbay Area......................................................69
Newport Center...................................4...............71
Newport Beach Local Coastal Program Plan
of Streets and Highways ........ 4.... 6...................... Page 10
Master Plan of Bikeways ........................................... 11
Coastal Views.....................................................30
Other
Appendix A (Approved Local Coastal Program
Amendments No.1-34) ............................ . ........ Page 73
II
' Introduction
' This Plan constitutes the Land Use Plan portion of the Local Coastal Program
of the City of Newport Beach. The Plan has been prepared in accordance with
the Coastal Act of 1976 and the City's Issue Identification and Work Program
approved by the California Coastal Commission on July 19,1978.
' The Plan consists of citywide policies and land use designations, detailed area
descriptions for each area of the Coastal Zone, and land use maps for the entire
Coastal Zone. In addition, the report contains a brief history of the community,
' a summary of the coastal policies, and descriptive material designed to give the
reader a clearer understanding of the community.
II
The Community
In order to fully understand the relationship between the Land Use Plan and
the community, it is necessary to understand the community and the historical
events which have shaped it. Newport Beach is first and foremost a coastal
community with a long history of coastal -related developments and activities.
The community has been dependent upon and sensitive to a wide range of
coastal resources for over 100 years. During this time, Newport Beach has
evolved through three primary cycles: a commercial shipping center, a vacation
and resort community, and a permanent residential and commercial city.
Newport Bay (then the Santa Ana River estuary) was visited by early settlers in
the late 1700s and early 1800s, but no settlements occurred until the 1870s. The
initial effort to map the area was conducted by the U.S. Coast Survey in 1860,
but an accurate survey was not completed until 1875. The bay was originally
named Newport in 1870 when the steamer Vaquero first entered the bay; at this
time Newport Landing was established near the west end of the Pacific Coast
Highway bridge. The McFadden brothers acquired the landing in 1875 and for
the next 15 years operated a thriving commercial trade and shipping business.
When initial efforts failed in 1888 to interest the U.S. Army Corps of Engineers
in improving the harbor, the McFadden built a large ocean pier near McFadden
Square. Soon afterward, they moved their entire business to the wharf. The
Santa Ana Newport Railroad was completed in 1891. For the next eight years,
the McFadden Wharf area was a booming commercial and shipping center.
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However, in 1899, the City of Los Angeles finally "won" the funding battle, and
the Federal Government allocated funds for major improvements to a new
harbor at San Pedro. This, coupled with the sale of the McFadden Wharf to the
Southern Pacific Railroad, also in 1899, signaled the end of Newport Bay as a
commercial shipping center.
The turn of the century marked the beginning of Newport Bay's development
as a vacation and resort community. Between 1903 and 1907, West Newport,
Balboa, Balboa Island, and Corona del Mar were subdivided. The small lots
and street systems created at that time have persisted through the years and still
exist today. In 1906, the City of Newport Beach, consisting of West Newport
and Balboa Peninsula, was incorporated. The same year, the Pacific Electric
Railroad, connecting to Los Angeles, was extended to Balboa, and the Balboa
Pavilion was established.
Throughout the first half of this century, the City continued to grow as a beach
town. Most of the beach cottages and homes being constructed were second
homes used for vacations. The City expanded geographically as well. Balboa
Island was annexed in 1916 and Corona del Mar in 1923. In the 1930s major
harbor improvements were finally completed through a combination of private, '
City, County, and Federal funding.
By 1950, the City had a permanent population of 12,120 and was beginning to
emerge as a permanent residential community. By the mid-1960s, as major
employment, commercial, and educational centers opened in Orange County,
the population grew to 38,350. It was apparent that Newport Beach would be '
subjected to increased residential and commercial development pressure and
would continue to be a highly desirable vacation and visitor center.
Therefore, the City initiated a major and comprehensive planning program to ,
guide future development and to preserve the many enjoyable features of the
community. The Newport Tomorrow Committee, composed of over 100
citizens, was initiated to look into all aspects of the community and establish
community goats. This program was completed in 1968 and served as the basis
for major revisions to the City's General Plan.
In 1971 the City adopted apolicy plan, and by 1973 had completed and adopted
a comprehensive new General Plan including a Land Use Element, Residential
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Growth Element, Recreation and Open Space Element, Conservation of
Natural Resources Element, Circulation Element, and Public Safety Element.
Simultaneous with the extensive General Plan program, the City initiated a
series of special studies. In 1970, the Lower Newport Bay Civic District study
began to analyze development around the lower bay. This study resulted in the
adoption in 1972' of the Shoreline Height Limitation Ordinance which estab-
lished new height and bulk restrictions around the bay. A key element of this
ordinance was the reduction of height limits along Pacific Coast Highway and
other commercial areas from 85 to 26 feet.
The shoreline height limitation study was followed in 1973 by the Residential
Development Standards study which resulted in creation of the R-1.5 District
for Balboa Island and special development standards for all other residential
developments surrounding the bay. The R-1.5 District was later used by the
Coastal Commission as the basis of development requirements for single-family
and duplex developments throughout Southern California.
In 1974, the City began to implement the General Plan by preparing Specific
Plans for Newport Shores and Mariners' Mile. In addition, studies were started
on Cannery Village, McFadden Square, and Balboa. In 1977, the Local Coastal
Program was begun. A traffic phasing ordinance requiring roadway improve-
ments to be in place -prior to development was adopted in 1978.
Additional studies and major revisions to the General Plan were conducted in
1978 and 1979. These revisions reduced development densities on all major
undeveloped parcels within the Coastal Zone and provided for density transfers
on key parcels.
During the 1980's land use discussions in the City of Newport Beach have been
the focus of controversy. This long standing public debate has helped identify
community concerns and the relative importance of those concerns. In
February,1987, the City Council initiated a comprehensive amendment to the
General Plan. The amendment was intended to incorporate desired levels of
growth into the General Plan and to correlate the Land Use Element and
Circulation Element of the General Plan. Public input was taken at 25 public
meetings, 5 Planning Commission hearings, and 3 City Council hearings. On
October 24,1988, the comprehensive amendment to the Land Use, Circulation,
and Recreation and Open Space Elements of the General Plan and associated'
amendments to the Local Coastal Program Land Use Plan were adopted.
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' Policy Analysis Summary
Overview
The City of Newport Beach provides a wide range of recreation, visitor -serving, and
coastal -dependent facilities, programs, and uses. In addition, extensive public access is
available through streets, street ends, trails, and walkways throughout the Coastal Zone.
Sensitive habitat areas have been identified and the Upper Newport Bay Ecological
Reserve has been established.
The City, as.a whole, is highly consistent with the requirements of the California Coastal
Act. The following analysis of individual coastal policies demonstrates the degree to which
existing development and development regulations are consistent and how the proposed
Land Use Plan will further enhance the unique coastal resources within Newport Beach.
Shoreline Access.
Policies. Sections 30210-30212 require that public access and recreational oppor-
tunities be provided for all the people of the state, that development not interfere
with the public's right of access, and that new development provide public access to
the shoreline.
Analysis. The City of Newport Beach provides an unlimited variety of public access
and recreational opportunities. Hundreds of thousands of visitors annually enjoy the
beaches and waters of Newport Bay and the ocean. Many of these visitors also visit
the wide range of visitor -serving commercial activities.
Historically, the City has been vitally concerned with the quality of the community
and has adopted numerous policies and ordinances which have protected the public's
right of access. This is reflected in the extensive system of street ends, public
walkways, view points, public beaches, commercial visitor -serving facilities, and
public parking. It is also reflected in the more than two million dollars the City spends
annually to provide lifeguard service, police service, street cleaning, trash pickup,
beach cleaning, and other direct services to visitors.
Because of the range of opportunities and facilities, the City is one of the most
desirable visitor centers on the entire coast. Due to this desirability, roadways,
parking areas, and beaches are often crowded during summer months. The City is
constantly striving to improve circulation and parking facilities, and the Land Use
Plan contains several existing and new policies and programs addressing this issue.
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Recreation and Visitor -Serving Facilities.
Policies. Sections 30212.5, 30213 (part), 30220-30223, and 30250(c) require the
provision of public and low-cost recreation and visitor -serving facilities by requiring
that suitable land be reserved for such uses and that such uses be given priority over
other uses.
Analysis. The City provides extensive recreation and visitor -serving facilities. As
discussed above and described in detail in subsequent sections of this report, the
community provides a full range of natural, public, and private facilities serving all
economic groups within the State.
The Land Use Plan contains policies and land use designations designed to maintain
and expand the extraordinary mixture of facilities which have evolved over the years.
These will further enhance the desirability of Newport Beach as a coastal community.
Water and Marine Resources.
Policies. Sections 30230, 30231, and 302$6 require the preservation, enbancement,
and restoration ofwater and marine resources, including coastal waters, streams, and
wetlands.
Analysis. Newport Bay and the Pacific Ocean are integral and vital features of
Newport Beach. Protection of the water resources within the community is a top
priority. Policies contained in the LCP call for the continued protection of these
resources and require intergovernmental cooperation to restore and enhance the
Upper Newport Bay Ecological Reserve.
Diking, Dredging, Filling, and Shoreline Structures.
Policies. Sections 30233 and 30235 establish conditions under which diking, dredg-
ing, filling, and the construction of shoreline structures may occur.
Analysis. Several different government agencies have authority over dredging and
construction in Newport Harbor. These include the City, County, Army Corps of
Engineers, Environmental Protection Agency, Water Resources Board, and Coastal
Commission. The City of Newport Beach has adopted policies for issuing harbor
permits for dredging and construction.
A major function of the City's Marine Department is to administer those regulations
and assist in providing intergovernmental coordination. The Local Coastal Plan
contains policies to ensure continued careful control of such projects.
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' Commercial Fishing and Recreational Boating.
' Policies. Sections 30224, 30234, and 30255 encourage increased recreational boat-
ing, require the preservation of boating facilities, and give precedence to coastal -de-
pendent development.
' Analysis. Newport Bay is the largest small boat harbor in the United States. Boating
facilities, including marinas, docks, slips, moorings, fuel docks, repair and main-
tenance facilities, and supply businesses, are located' throughout the harbor. These
are owned and operated by the County of Orange, the City of Newport Beach, and
private individuals. The Land Use Planprovides for continued operation of extensive
' boating and support facilities.
Environmentally Sensitive Habitat Areas.
' Policies. Section 30240 provides for the protection of environmentally sensitive
habitat areas by restricting uses within or adjacent to such areas.
Analysis. The primary habitat areas in Newport Beach are in or related to the waters
of the bay and ocean. The most significant such area is the Upper Newport Bay
Ecological Reserve. The City and the State Department of Fish and Game have
cooperated in preparing a long-term Master Plan for the protection, preservation,
and enhancement of this invaluable resource.
The Corona del Mar Marine Life Refuge is the second significant area which has
been designated as a sensitive habitat area. In addition, all of the waters of the lower
bay and ocean are considered to be significant. As noted under "Water and Marine
Resources" above, the City is committed to preserving the productive value of these
areas.
' Several potential upland habitat areas have also been identified. These will be
evaluated on a case -by -case basis as individual projects are reviewed.
Hazard Areas.
' Policies. Sections 30253(1) and (2) require new development to minimize risks in
areas of high geologic, flood, and fire hazard and to prevent damage to bluffs and
Cliffs.
Analysis. The City is actively concerned with the safety of the community and is
' continually updating its building codes, fire codes, and zoning regulations. The City
has adopted a bluff setback ordinance, and the Land Use Plan contains specific
policies on bluff setbacks.
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Locating and Planning New Development.
Policies. Sections 30244, 30250(a), 30252, and 30253(3) and (4) provide criteria for
the location of new development. Generally, new development should be con-
centrated in areas of existing development, preserve public access, provide adequate
support facilities including provisions for recreation facilities, and preserve ar-
chaeological and paleontological resources.
Analysis. The City has adopted a comprehensive General Plan and has extensive site
plan review requirements. In addition, the City has a thorough environmental review
process. New developments are carefully reviewed to ensure that they are properly
located, and that public and/or private services and facilities are provided. The City
has extensive policy requirements for the preservation of archaeological and paleon-
tological resources.
Coastal Visual Resources and Special Communities.
Policies. Sections 30251 and 30253(5) require the protection of scenic and visual
qualities of coastal areas and the preservation of special communities.
Analysis. The scenic and visual resources of Newport Beach• are spectacular. The
City has historicallybeen sensitive to the need to preserve these resources. Bayviews
and vistas were crucial considerations in the formulation of the Shoreline Height
Limitation Ordinance in 1971 and have been the subject of extensive community
debate for years. The LCP contains a complete listing of primary view areas.
The special communities of Newport Beach include the residential and commercial
neighborhoods which surround the lower bay. The Land Use Plan describes many
of these in the area descriptions and contains policies designed to preserve thespecial
character of these areas.
Public Works.
Policies. Section 30254 limits the construction or expansion of publicworks facilities
to the capacity required to provide service to only those uses permitted by the Coastal
Act.
Analysis. The City's infrastructure is essentially developed and complete, except for
certain Master Plan streets, water lines, and sewer facilities. Most ongoing public
works projects provide for the maintenance or replacement of older facilities. Where
new facilities are required, they will be sized to accommodate planned development.
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Public Access and Circulation
Public Access
Existing Conditions.
The City of Newport Beach has traditionally been a tourist destination. The wide and
attractive beach, as well as the recreational opportunities offered by the bay, has long
resulted in a great influx of visitors, particularly during the summer months. The style of
the subdivisions which occurred during the early days of Newport Beach included a design
of street -end access to both the beach and bay.
Access to the main beach in the City (from the Santa Ana River mouth to the West Jetty
of the harbor entrance) is achieved via approximately 90 street ends which occur every
200-500 feet. There is also an oceanfront sidewalk which runs for approximately three
miles along the beach. Corona del Mar State Beach provides access to those beach areas
easterly of the harbor entrance, and an improved walkway at Poppy Street gives access to
the Newport Beach Marine Life Refuge and Little Corona Beach.
Access to lower Newport Bay is also achieved by street ends; there are approximately 36
street -end access points on the Balboa Peninsula, 6 access easements on Lido Isle, 35
street -end points on Balboa Island, and 12 scattered access points in other parts of the
harbor. Most street ends provide a small bay beach. There are larger bay beaches at 18th
Street, 10th Street, N Street, and completely around Balboa Island. Additionally, there
are 46 street ends at which small boats may be launched in lower Newport Bay. There is
a bayfront boardwalk which totally surrounds Balboa Island and another which runs from
the Balboa Pavilion to the Newport Harbor Yacht Club on the Balboa Peninsula. In
commercial areas, access is provided by many commercial marinas and docking areas as
well as by restaurants and yacht clubs which provide for other types of waterfront usage.
Newport Harbor functions as an access point to boaters from outside the area. The harbor
is greatlyutilized byboating enthusiasts both as a place to stop in -transit to other locations
and as a destination point.
Access is more restricted in the upper Newport Bay area. Access is achieved via Back Bay
Drive, which runs at the base of the bluff along the,easterly side of the bay, and also at the
Newport Dunes AquaticPark. Due to the highly sensitive nature of the ecological reserve
area, access should continue to be controlled.
POLICIES.
In order to preserve and enhance the extensive public access which currently exists
within Newport Beach, the following policies are adopted:
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1. The City shall continue to maintain and operate all existing bay and ocean
beaches.
2. The City shall maintain all existing public street ends and walkways.
3. All existing vista points on public property shall be protected and maintained.
4. Public access in coastal areas shall be maximized consistent with the protection
of natural resources, public safety, and private property rights.
5. Lateral access shall be provided innew developmentby means of dedication of
easements for public access along the beach and bay shoreline except where
adequate access already exists or where the provision of access is inconsistent
with public safety or the protection of fragile coastal resources. This provision
shall be required except in the following cases: repair and maintenance ac-
tivities or replacement of structures destroyed by natural disaster. In addition,
improvements to any structure or demolition andreconstruction of single-fami-
ly residences would be exempt from lateral access easements requirements
unless floor areas, height and bulk is increased by more than 10% or such
improvements interfere with currently existing public views, block a public
accessway, or cause further encroachment of the structure seaward or toward
the edge of the bluff (PRC 30212). Specifically, easements would be required:
(1) Seaward of the toe of existingbluffs, orvegetation lines where new develop-
ment is proposed on existing developed or undeveloped lots, and (2) Seaward
of proposed new seawalls or other shoreline protective devices (consistent with
Administrative Regulations Section 132420 California Coastal Commission
Regulations, Title 14, California Administrative Code regarding repair and
maintenance of seawalls).
6. Vertical access from the nearest public roadway to the shoreline shall be
provided in new development by means of dedication of easements except
where adequate access exists nearby or where provision of access is inconsistent
with public safety or the protection of fragile coastal resources. Protection of
fragile coastal resources means that said resources shall not be degraded either
from the development of accessways themselves or from increased use of
specific shoreline areas. Criteria used to evaluate the need for additional
accessways and the adequacy of existing accessways include consideration of
locations for accessways in areas which would be most heavily used in light of
their proximity to major concentrations of users, while considering the need to
provide accessways at frequent intervals to avoid overuse at individual loca-
tions. Of equal importance is the need to avoid impacts to fragile coastal
resources (bluffs, tidepools, etc.) and to utilize areas where support facilities
can accommodate the accessway (available parking). Also, criteria include
consideration of sites where the least amount of improvement would be re-
quired to make the access point usable, and accessways to remote sites (pocket
beaches) where alternative access along the shoreline would not be available.
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7. Policies 4, 5, and 6 shall be implemented in such away that it takes into account
the need to regulate the time, place, and manner of public access, depending
upon such circumstances as:
a) The capacity of the site to sustain use and at what intensity.
b) The fragile resources of the area.
c) The proximity to adjacent residential uses.
d) The security of the upland and adjacent water uses.
e) The need to provide for the collection of litter.
Policies 4, 5 and 6 do not pertain to established, existing residential sub-
divisions where no sandy beach exists.
8. The City shall maintain a comprehensive signing program of City coastal
resources, including accessways, bicycle routes, publicbeaches, and vista points.
9. Development shall not interfere with prescriptive rights.
Public Property Leaseholds.
Within the City of Newport Beach; there are many publicly held lands. Some of these
parcels are held in fee by the City, some are held by the City as a tidelands trust. Over the
years most of these areas have been leased and uses established on the properties. While
it is not reasonable to expect long-established uses to be eliminated, the following
leasehold policies are established to guide the leasing and re -leasing of public properties:
POLICIES.
1. In the leasing or re -leasing of publicly owned land, full consideration shall be given
to the public's right of access to the ocean, beach, and bay and to the provision of
coastal -dependent uses adjacent to the water.
2. At the time the leases are negotiated or renewed, careful consideration shall be given
to the consistency of the proposed use with the public interest. If a positive deter-
mination is made, the property shall be leased at fair market value, unless it is clearly
in the public interest to do other wise.
3. All new leases and lease renewals of publicly owned land shall be considered by the
City Council' at a public hearing.
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4. When tidelands leases are renegotiated, they shall be at full market value and the
monies shall be segregated in a separate fund and shall be used for maintenance and
related visitor -generated services and acquisition of coastal properties to provide
uses consistent with the Coastal Act, such as small boat launching facilities, acquisi-
tion of environmentally sensitive habitat areas, and other uses which may be consis-
tent with the tidelands trust provisions.
5. Public access shall be required when the City issues new leases of public land, or
renews existing leases. This requirement shall be understood to apply to beaches
leased to the Lido Isle Association, as well as to all other public leaseholds in the
City's Coastal Zone. Public access shall be required only where it would not jeop-
ardize public health and safety.
Circulation
Existing Conditions.
Transportation service to, from, andwithin the City of NewportBeach consists of roadways
which support public and private vehicular transportation, bicycle routes and trails,
pedestrian sidewalks, and boating within the bay, including ferry service.
Roadways. The existing roadway network within the City of Newport Beach not only
provides access to, from, and through the area, but also provides a primary internal
circulation system within the City. The main routes which give access to and from
the City are Newport Boulevard, Pacific Coast Highway, Jamboree Road, MacArthur
Boulevard, Irvine Avenue, and Superior Avenue.
In the City of Newport Beach, two types of peak/nonpeak traffic conditions exist.
The first is the relationship between summer peak days and winter/spring average
conditions. The second is the peak hour of travel during the day.
Certain areas of the City experience a great difference in traffic volumes between
summer days and winter days. The areas which generally experience the summer
"visitor" traffic are Corona del Mar, Balboa Island, Balboa Peninsula, and West
Newport.
There is also a difference in the peak -hour traffic for weekdays between winter and
summer. A comparison of peak -hour traffic shows that it is most heavily affected on
routes serving Balboa Peninsula during the summer. Usually, daily peak -hour traffic
occurs between 5.00 p.m. and 6:00 p.m. At several locations during the summer,
primarily in the Balboa Peninsula area, the peak hour occurs at midday, either
between noon and 1:00 p.m. or between 1:00 pm. and 2:00 p.m.
Parking. Parking is a major issue in the NewportBeach Coastal Zone. Observations
indicate that the current supply is generally adequate In the winter for both residents
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and visitors. During the summer the demand for parking increases. On peak
weekends during the summer, parking demand is highest in the beach areas.
It is currently City policy to provide the greatest number of on -street parking spaces
possible. Curb cuts are restricted and alley access for garages is required for all new
buildings where alley access exists.
Public Transit. Public transportation services in the City of Newport Beach are
provided by the Orange County Transit District (OCID) and consist of regular
fixed -route service; additional service is provided to the University of California,
Irvine between September and June. Twelve bus routes provide transit service to
and from the City; bus service is provided along these routes at least hourly, with
some routes providing service at 15 to 30 minute intervals.
Demand for bus service from the inland areas to Newport Beach is intensified during
the summer peak months. The primary destination of riders is the Newport Pier
area. Due to this heavy demand, OCID adds buses to those routes most in demand
to offset the increased load.
Other Public Transportation. In addition to the private automobile and public
transit provided by OCID, other privately owned transportation services are
provided and serve the Newport Beach coastal area. Taxi service in the city is
provided by Yellow Cab of Newport Beach and Costa Mesa. A shuttle is provided
by the Newporter Inn and Marriott Hotel between their facilities and John
Wayne/Orange County Airport. Also, the Balboa Island and Peninsula Ferry
provides access and circulation as well as serving as a tourist attraction.
Non -vehicular Access and Circulation. In addition to access to the coastal area itself
by major access routes, there are also.non-vehicular means of traveling to and within
the coastal area. These include pedestrian walkways, bikeways, and waterways within
the City of Newport Beach.
Pedestrian access is provided along the entire shoreline by many street -end access
points, as discussed in the "Public Access" section. Additionally, there are concrete
walkways referred to as boardwalks on a portion of the oceanfront and bayfronts on
both the Balboa Peninsula and Balboa Island.
The Newport Beach General Plan for bicycle trails shows an extensive access and
circulation system in most parts of the City. Bicycle paths provide a viable alternative
to the automobile. Access to the Coastal Zone is provided by the Santa Ana River
Trail and by Irvine and Superior Avenues. Circulation within the Coastal Zone is
provided by a series of designated bicycle, paths as well as by City streets. The Back
Bay area can be reached by trails along Irvine Avenue,16th Street, Cliff Drive, Coast
Highway, and Jamboree Road. Back Bay Drive is apopular cycling route with unique
vistas of the area's natural resources. Corona del"Mar has few designated trails, but
there are many pleasant residential streets on which to ride. Balboa Island and the
Balboa Peninsula are both popular cycling areas among visitors and residents alike.
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As the largest small craft harbor in the United States, Newport Harbor is used '
extensively as an access point and circulation system within the Newport Beach
coastal area. The facilities in and adjacent to the harbor are used by thousands of
visitors eachyear. Tbeharbor contains 1,160 residential piers, 2,220 commercial slips '
and side ties, and 1,050 hay moorings. The harbor has eight marinas, four gas
docks/service stations, and several shipyards. There is a privately owned launching '
facility available for use by the general public in the Back Bay at Newport Dunes.
The public beach at 18th Street on the Peninsula is used to launch small sailboats.
Conclusion. While each component of the Newport Beach circulation system canbe '
evaluated separately, it is important to note that all work together to provide a
comprehensive system. Avisitor or resident cantravel within the Citywith orwithout ,
an automobile to most points with relative ease. Travel between West Newport,
Balboa Peninsula, Balboa Island, and Corona del Mar is made easierby the bicycle
trail system and the Balboa Ferry Service. A number of services and attractions can ,
be reached by boat within the harbor. The system functions well for resident and
visitor alike.
POLICIES.
In order to preserve and enhance the existing circulation system, the following
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policies are adopted:
1. The Local System Plan is City
,
Coastal Program Circulation the same as the of
Newport Beach Master Plan of Streets and Highways .
2. The City shall require a ride-sharinglcarpooling plan as a condition required
prior to permit issuance for all new, non-coastally related developments of
10,000 sq.ft. or more in the Coastal Zone. Such plans will be required to offer
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employee incentives, and employer financial support, for ride -sharing and
carpooling. The implementation portion of the LCP shall specify adequate
standards for such plans, to ensure that they result in adequate mitigation of
,
project -generated traffic impacts. Such standards will be developed in consult-
ation with the OCTD.
'
3. The City shall insure implementation of a bikeway system to encourage cycling
as an alternate mode of transportation in accordance with the City's Master
Plan of Bikeways. The City's Master Plan of Bikeways shall be implemented
concurrently with highway and street improvements, consistent with the City's
financial ability to do so and the availability of other funding sources. Bikeway
improvements maybe required aspart of development approvals. The Citywill
'
also work with surrounding agencies for development of connecting bikeways.
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4.
The City of Newport Beach shall work with the Orange CountyTransit District
to provide efficient public transit in the City. The City shall request that OCTD
institute summer .bus serving the entire Balboa Peninsula and cooperate in
publicizing the service and encouraging its success.
S.
The City shall develop a municipal transit plan for transportation within City
'
boundaries. Specific areas to be considered include utilization of existing
remote parking (of offices and businesses) on the weekends with tram service
into the beach and bay areas, as well as a place -to -place shuttle system.
The specific areas to be serviced are as follows:
'
a) Corona del Mar State Beach and the surrounding area from the Bank of
Newport or any other feasible area;
'
b) transportation service between Newport Center and the shopping center
on the Peninsula/Lido Village/McFadden Square; and
'
c) a shuttle along Balboa Peninsula.
The City will evaluate and identify means for financing such a system, includ-
'
ing an assessment district, in -lieu fees, and other means, selecting and ar-
ticulating means for financing the system in the LCP implementation
'
component.
Development of a municipal master plan and implementation of said plan is
'
dependent upon the City's financial ability to do so.
6.
In conjunction with the establishment of a comprehensive transit system in the
'
City of Newport Beach, the Balboa Peninsula area shall be studied as a means
of easing traffic congestion and improving circulation. Implementation of this
possibility shall give due consideration to the Balboa Peninsula business areas.
7.
All development shall provide adequate offstreet parking to meet the require-
ments of the Newport Beach Zoning Code.
8.
The City shall locate and develop new public parking. Implementation is
'
dependent upon the City's financial ability to do so.
9.
The in -lieu parking fees currently required by the City shall continue to be
deposited into a specifically identified public parking fund,.and not the City's
general fund.
' 10. The City may continue the program limiting parking on Newport Island to
residents and owners of shore moorings, with the stipulation that the program
shall be evaluated to ensure that there is no net adverse impact onpublic access.
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Public beach -serving parking shall not be prohibited elsewhere in the City
without an evaluation ensuring no net adverse impact on public access.
11. The City shall require new commercial development in the Coastal Zone to
make parking provided by the project available to the public when hours of
operation of the proposed uses allow such joint usage, and when the project is
in proximity to coastal resources. Imposition of a reasonable parking fee may
be permitted. When new commercial developments are not in proximity to
coastal resources, but are within the City limits, this requirement may be
applied where adequate transit exists to coastal resources within the City.
12. If a system of remote parking and public transit is established within the City
of Newport Beach, an extensive publicityprogramwillbe developed to promote
the system.
13. As part of the overall implementation of a citywide parkingplan, apool parking
management program shall be developed to insure effective utilization of all
parking resources.
14. To insure that traffic does not exceed the level of service desired by the City,
variable floor area limits shall be established based upon the trip generation
characteristics of the use or uses proposed for the site.
a. 'The building intensity standards specified in the Land Use Plan shall
establish a base floor area ratio on properties within commercial areas
and these limits shall be maintained except as provided in this policy.
b. The City shall establish variable floor area limits for specified areas of the
City based upon the trip generation characteristics of the use or uses
proposed for any particular parcel. The variable floor area ratio limits
shall be based upon the following criteria:
1) The "base FAR" sets a square footage amount for the site. This
square footage shall be factored by 60 trips per 1,000 square feet for
daily traffic and 3 trips per 1,000 square feet for peak hour traffic.
These factors shall establish the'Traffic Generation Limit" for the
site in question.
2) Anyuseswithhighertrafficgenerationthan 60trips per 1,000square
feet for daily traffic or 3 trips per 1,000 square feet for peak hour
trafficwould be limited to a reduced FAR calculated prorata on trip
generation characteristics, The lowest floor area allowed by these
two calculations shall apply.
3) Only certain uses would be allowed to exceed the "base FAR"
(excluding office uses).
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' 4) The'base FAR" can be exceeded up to a maximum FAR defined
for each specific area, if it can be demonstrated that the traffic
generated from the proposed use does not exceed the "traffic
generation limit" either in terms of total or peak hour trips. The
increased FAR would be subject to:
' a) Discretionary review by the City;
' b) A finding that the building tenants would be restricted
to the uses uponwhich the traffic equivalencywas based;
' c) Afinding the increased FAR does not cause abrupt scale
relationships with the surrounding area; and
' d) The recordation of a restrictive covenant which would
bind future owners to the low -trip generation uses which
justified exceeding the base FAR.
' This policy will be implemented through the adoption of a floor area
ratio ordinance providing for varying FAR's with varying intensities
' of land use.
15. Commercial, recreation or destination visitor serving facilities in and around
' the harbor shall be controlled and regulated to n+;n;m;ze traffic congestion and
parking shortages, to ensure access to the water for residents and visitors, as
well as maintainthe high quality of life and the unique and beautiful residential
' areas that border the harbor. The City shall maintain, to the maximum extent
permitted by law, control over commercial activities conducted in the harbor
' to ensure, among other things, that such businesses provide adequate parking
to accommodate their customers and clients and provide adequate marine
sanitation facilities to minimize pollution of the bay. Regulations shall extend
tto all businesses, whether or not operating from a fixed place of business.
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11
Environmentally Sensitive Habitat Areas
and Unique Coastal Resources
Existing Resources
The City of Newport Beach contains many areas which are environmentally sensitive in
nature. These are, for the most part, water -associated habitats such as marine intertidal,
riparian, or marsh areas. Environmentally sensitive habitat areas are discussed on the
following pages and include all or portions of the following.,
1. Santa Ana River Mouth/Semeniuk Slough
2. North Star Beach
3. Westbay
4. Upper Newport Bay Ecological Reserve
5. San Diego Creek
6. Eastbiuff Remnant
7. Mouth of Big Canyon
8. Newporter North
9. Buck Gully
10. Morning Canyon
11. Corona del Mar Marine Life Refuge
12. Castaways
SantaAnaRiverMouth/SemeniukSlough. Much of this areais located inOrange County,
and only portions of the area within the City of Newport Beach are addressed in this
document. Essential habitatfor the California UastTern and Belding's Savannah Sparrow
exists in the river mouth area. However, most essential habitat is located in the County
and will be included in its LCP.
The primary resource within the City's LCP area is Semeniuk Slough. The slough is a relic
channel formed by the wanderings of the Santa Ana River prior to channelization of the
river in the 1920s. Water flows into the channel from Banning Channel, a drain from the
oil field, and general terrestrial runoff. The slough is subject to tidal action, although no
boating passage exists from the slough to the ocean or bay.
North Star Beach. This area is bordered by Polaris and Galaxy Drives above the bluffs
and North Star Lane and bay frontage at the lower elevations. There is a small freshwater
stream with its source a drain pipe at the cliff base. This supports a small riparian area,
including some volunteer arroyo willows. A3.9 acre portion of the site has been developed
with the Newport Aquatic Center which provides facilities for human -powered craft.
Westbay. The 71-acre siteis generally bounded byUniversity Drive, UpperNewportBay
Ecological Reserve, and homes fronting Santiago Drive and Irvine Avenue. Uplands on
the Westbay site consist largely of open fields and gently contoured hills covered by a
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mixture of native and introduced grasses and forbs. The site is periodically disked to reduce
fire hazard.
Resources on the site include a wetland area which originates opposite 23rd Street and
follows an oblique swale to the bay. Riparian vegetation located in the upper reaches of
the swale intergrades with other species to form a freshwater marsh. Other lowlands and
swales on the Westbay site do not contain wetland vegetation communities, but could
potentially support such vegetation if properly managed.
At the northeastern edge of the Westbay site, the Delhi Channel flows into the bay. The
channel is a known feeding area for the California Least Tern and supports a large
population of California Killifish on which, the Least Tern feeds. It may be considered a
biological extension of upper Newport Bay.
The blufflands which separate the upland areas of the site from the marine zone support
a mixture of native and introduced shrubs which, in some areas, form a fairly well -devel-
oped coastal sage scrub community. Besides constituting a habitat area in their own right,
these areas form a buffer area for the fragile marine areas below the bluffs.
Upper Newport Bay Ecological Reserve. This 741-acre site generally includes all of the
upper Newport Bay north of "Coney Island" and west of Jamboree Boulevard.
The Reserve has been identified by the State Coastal Commission, State Department of
Fish and Game, U.S. Fish and Wildlife Service, and Southern California Association of
Governments as a unique and valuable State resource. The upper bay is an integral part
of the Pacific Flyway, and the saltwater marsh, bay waters, and uplands of upper Newport
Bay provide habitat for 158 species of birds, of which 81 species are wading or water-as-
sociatedbirds. Rare or endangered birds utilizing the Reserve include the California Black
Rail, which nests in pickleweed, sedges, saltgrass, and bulrush; Belding's Savannah Spar-
row, which nests in pickleweed; Light -Footed Clapper Rail, which nests in pickleweed and
cordgrass; California Least Tern, which lays its eggs in the sand; and California Brown
Pelican, which occasionally visits the upper bay for purposes of resting and feeding. Also
present in the Reserve are 18 species on the Audubon Blue List, a list of birds not
considered rare or endangered, but which are showing evidence of non -cyclic population
declines or range contractions. Over 60 species of fish and over 1,000 species of marine
invertebrates have been reported in the bay.
Substantial sediment deposition has occurred in upper Newport Bay. Sources of sediment
include channel bed and bank cutting, agricultural field erosion, landslides, and construc-
tion projects. The occurrence of three extremely wet winters (1969, 1978, and 1980)
resulted in the major transport of sediment to the bay. The extensive sedimentation that
has occurred has adversely affected the Upper Newport Bay State Ecological Reserve due
to loss of tidal prism. In addition, suspended sediments can lead to a reduction of
photosynthetic activity and can interfere with filter feeding mechanisms of marine life -
forms. In conjunction with the City of Irvine, the County of Orange, and the Southern
California Association of Governments, the City of Newport Beach has participated in
SM
208 planning studies to develop a solution to this problem. This solution involves utiliza-
tion of Best Management Practices (BMP's) to retain agricultural and construction sedi-
ment onsite, installation of upstream sedimentation basins, and periodic maintenance
dredging in Upper Newport Bay. Initial phases inrestoration dredging were conducted in
1982. Additional restoration and maintenance dredging has been pursued in subsequent
years.
San Diego Creek. This 59-acre area, located between Jamboree Road and MacArthur
Boulevard, an alluvial lowland, was used as irrigated farmland until the severe flooding of
1969. In the early 1980's, the site was used for disposal of dredge spoils from Upper
Newport Bay. There is riparian habitat on both sides of the San Diego Creek which
supports associated birds and wildlife.
Eastbluff Remnant. This 8.8-acresite is located immediately adjacent to the State Ecologi-
cal Reserve boundary. The site consists of steep bluffs and an upland plateau with
bigh-quality riparian vegetation and open grassland areas undergoing the process of
succession to southern coastal sage scrub vegetation. The sage scrub vegetation dominates
the bluffs.
Mouth of Big Canyon. This +/- 58-acre canyon area is located between Upper Newport
Bay Ecological Reserve, Jamboree Road, East Bluff, and Park Newport and is owned
partially by the City of Newport Beach and partially by the California Department of Fish
and Game.. The outstanding feature of the mouth of Big Canyon is a lush ripariangrowth
which dominates much of the canyon bottom. The sides of the canyon are covered largely
by southern coastal sage scrub vegetation with some disturbed grasslands.
A large spoil deposition site is located at the mouth of the canyon. This area is subject to
ponding on at least a seasonal basis and the dominant species in the area is Salicornia. The
Ligbt-Footed Clapper Rail (an endangered species) is known to utilize Big Canyon.
Newporter North. This 88-acre site is bounded by San Joaquin Hills Road, Jamboree
Road, the John Wayne Tennis Club, Newporter Inn, and Back Bay Drive.
The major portion of the site consists of a fairly flatmesa top which is subject to periodic
disking to reduce the fire potential of the weedy growth covering much of the area.
Crossing this uplands area are two open ditches that convey surface runoff from the Irvine
Coast Country Club golf course to a pipe which carries the water to upper Newport Bay.
These ditches support a thick growth of cattails and willows.
The steep slopes below the mesa top support a well -developed growth of southern coastal
sage scrub vegetation. The bluffs help form a buffer for more sensitive areas in the
Ecological Reserve.
The most sensitive area of the site is the small canyon known as John Wayne Gulch.
Riparian vegetation intergrading with freshwater marsh exists in the canyon. The area is
utilized by the endangered Light -Footed Clapper Rail for feeding and nesting.
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BuckGully. Located north and south of Pacific Coast Highway in Corona del Mar between
the homes on Hazel Drive and Shorecliffs and Corona Highlands, the base of Buck Gully
contains a small stream and dense riparian vegetation. Between Pacific Coast Highway
and the beach, the sides of Buck Gully are covered in a mixture of native coastal sage scrub
vegetation and introduced horticultural species. Introduced species dominate the upper
portions of the slopes near the homes at the top of the slopes. This section of Buck Gully
provides a good -quality habitat capable of supporting a variety of wildlife.
Between Pacific Coast Highway and Fifth Avenue, vegetative cover in Buck Gully is not
as thick and does not extend as far up the canyon. Farther up the canyon, beyond Fifth
Avenue, the canyon slopes are covered largely by disturbed grasslands, with patches of sage
scrub vegetation. Buck Gully provides habitat for a variety of faunal species and a wildlife
corridor to the undeveloped Irvine coastal area. The lower part of the canyon acts as a
buffer for the Marine Life Refuge.
Morning Canyon. Located north and south of Pacific Coast Highway, between Shorecliffs
and Corona Highlands, and Cameo Shores -and Cameo Highlands in Corona del Mar,
Morning Canyon is similar in character and function to Buck Gully. Like Buck Gully,
Morning Canyon contains riparian vegetation at its base, sage scrub -vegetation on the lower
slopes, and a mixture of native and horticultural species on the upper slopes. A mixture
of introduced grasses and forbs also exists in spots at the base of the canyon. Vegetation
in Morning Canyon is most lush in the area below Pacific Coast Highway, and progressively
less well -developed farther up the canyon. Besides providing a high -quality wildlife
habitat, Morning Canyon acts as a buffer for the Marine Life Refuge and provides a wildlife
corridor to the Irvine coastal area.
Marine Life Refuge. In Corona del Mar, extending from "Little Corona Beach" to the east
City boundary, the Newport Beach Marine Life Refuge consists largely of rocky marine
intertidal habitat. The area contains exposed reefs with shallow tide pools and surge
channels. The rocky area extends a few feet below the lowest tides to where a thick layer
of sand has been deposited. Vegetation and wildlife in the upper intertidal areas are much
less abundant than in lower intertidal areas. This is a function of both natural processes
and the higher degree of human activity in the upper intertidal area. Access to the tide
pools is controlled by rangers employed by the City of Newport Beach.
Castaways. The 65-acre site is generally bounded by Westcliff Drive, upper Newport Bay,
Pacific Coast Highway, and Irvine Avenue. By and large, the Castaways site could be
characterized as highly disturbed and of relatively low sensitivity. The primary exception
to this is the steep coastal bluffs leading down to the sensitive habitat of upper Newport
Bay.
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11
POLICIES
The siting ofnewbuildings and structures must be controlled and regulated to insure,
to the extentpractical, the preservation of unique natural resources, and to minimize
the alteration of natural land forms along bluffs and cliffs. In order to preserve and
protect sensitive coastal resources within Newport Beach, the following policies are
adopted.
Environmentally Sensitive Areas
1. Environmentally sensitive areas shall be preserved and protected. The follow-
ing types of habitats shall be considered environmentally sensitive:
a. - Areas supporting species which are rare, endangered, of limited distribu
tion, or otherwise sensitive
b. Riparian areas
c. Freshwater marshes
d. Saltwater marshes
e. Intertidal areas
L Otherwetlands
g. Unique or unusually diverse vegetative communities
2. Except as provided in the following policies, no structures will be allowed in
any of the sensitive areas listed above. The Planning Commission and/or City
Council will determine whether the site in question falls within any of these
areas consistent with the purposes of the Local Coastal Program and using
information documented inthe EIR. The mapping by the Department of Fish
and Game will be used as a basis for the environmental studies.
3. Policies 1 and 2 above are not intended to prevent public agencies and private
property owners from maintaining drainage courses and facilities, sedimenta-
tion basins, public infrastructure, and other related facilities in a safe and
effective condition with minimal impact on the environment, nor are they
intended to prohibit public infrastructure when the environmental process
demonstrates that adverse impacts can be mitigated, or that the benefits
outweigh the adverse impacts.
4. The City of Newport Beach shall continue to work with other agencies such as
the City of Irvine, County of Orange, and California Department of Fish and
Game to achieve a solution to sedimentation problems in upper Newport Bay,
and shall aid in the implementation of measures designed to maintain the tidal
currents within the bay.
5. The City will coordinate with the Department of Fish and Game in developing
a management plan for the Upper Newport Bay Ecological Reserve for ul-
timate inclusion in the City's Local Coastal Program.
-20.
6. Public use of the Ecological Reserve shall be maintained to the extent it is
consistent with the preservation of sensitive resources.
Dredging, Diking and Filling in Open Coastal Waters, Wetlands, and Estuaries
1. Only the following types of developments and activities may be permitted in
the parts of Newport Bay which are not within the State Ecological Reserve
where there is no feasible less environmentally damaging alternative, and
where feasible mitigation measures have been provided to minimize adverse
environmental effects:
a. Construction or expansion of Port/marine facilities.
b. Construction or expansion of coastal -dependent industrial facilities, in-
cluding commercial fishing facilities, haul -out boat yards, commercial
ferry facilities.
C. In open coastal waters, other than wetlands, including estuaries, new or
expanded boating facilities, including slips, access ramps, piers, marinas,
recreational boating, launching ramps, haul -out boat yards, and pleasure
ferries. (Fishing docks and swimming and surfing beaches are permitted
where they already exist in Lower Newport Bay).
d. Maintenance of existing and restoration of previously dredged depths in
navigational channels and turning basins associated with boat launching
ramps, and for vessel berthing and mooring areas. The 1974 U.S. Army
Corps of Engineers maps shall be used to establish existing Newport Bay
depths.
e. Incidental public service purposes which temporarily impact the resour-
ces of the area, such as burying cables and pipes, inspection of piers, and
maintenance of existing intake and outfall lines.
2. New developments on the waterfront shall take into consideration existing
usable water area for docking facilities. Residential and commercial structures
(except piers and docks used exclusively for berthing of vessels) shall not be
permitted to encroach beyond the bulkhead line. However, this policy shall not
be construed to,allow development which requires the filling of open coastal
waters, wetlands or estuaries which would require mitigation for the loss of
valuable habitat in order to place structures closer to the bulkhead line or create
usable land areas. No bayward encroachment shall be permitted except where
there is no feasible less environmentally damaging alternative and where
mitigation is provided through payment of in -lieu fees to the Upper Newport
Bay Mitigation Fund Administered by the City.
3. The City shall examine proposals for construction of anti -erosion structures,
offshore breakwaters, or marinas, and regulate the design of such structures to
harmonize with the natural appearance of the beach.
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4.
5.
The following policy applies to the Upper Newport Bay Ecological Reserve:
Dredging, diking, or filling will be permitted only if there is no feasible less
environmentally damaging alternative, and where feasible mitigation measures
have been provided to minimize adverse environmental effects, and shall be
limited to the following:
a. Wetland restoration
b. Nature study
Dredging or construction designed to enhance the habitat values of environ-
mentally sensitive areas shall be allowed.
The following mitigation measures shall be required for dredging projects in
addition to the requirements of Policy 5:
a. Dredging and spoils disposal must be planted and carried out to avoid
significant disruption to marine and wildlife habitats and water circula-
tion.
b. Maintenance dredging in Newport Bay shall be encouraged, and the
material dredged shall be used to restore or replace natural sandy sloping
beaches in order to retain the current profiles of Newport Bay. Main-
tenance dredging activity shall have the approval of the U.S. Army Corps
of Engineers and shall meet applicable Environmental Protection Agency
standards.
C. Dredged material not suitable for beach replenishment shall be disposed
of at a designated EPA disposal site.
d. Temporary dewatering of dredged spoils may be authorized within the
Bay's drainage if adequate erosion controls are provided and the spoils
are removed. A bond or a contractual arrangement shall be a precondi-
tion to dredging of the material, and final disposal of the dewatered
material on the approved dump site shall be accomplished within the time
period specified in the permit,
e. Dredged spoils shall not be used to fill riparian areas, marshes, or natural
canyons.
f. Other mitigation measures may include opening areas to tidal action,
removing dikes, improving tidal flushing, or other restoration measures.
g. Dredge spoils suitable for beach replenishment should be transported for
such purposes to appropriate beaches or into suitable longshore current
systems.
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' 6. If the project involves diking or filling of a wetland, required minimum mitiga-
tion measures are the following:
' a. If an appropriate restoration site is available, the applicant shall submit a
detailed restoration plan which includes provisions for purchase and
' restoration of an equivalent area of equal or greater biological produc-
tivity and dedication of the land to a public agency or otherwise per-
manently restricts its use for open space purposes. The site shall be
' purchased before the dike or fill development may proceed.
b. The applicant may, in some cases, be permitted to open equivalent areas
' to tidal action or provide other sources of surface water. This method of
mitigation would be appropriate if the applicant already owned filled,
diked areas which themselves were not environmentally sensitive habitat
' areas but would become so, if such areas were opened to tidal action or
provided with other sources of surface water.
' C. However, if no appropriate sites under options a. and b. are available, the
applicant shall pay an in -lieu fee of sufficient value to an appropriate
public agency for the purchase and restoration of an area of equivalent
' productive value, or equivalent surface area.
This third option would be allowed only if the applicant is unable to find a
willing seller of a potential restoration site. The public agency may also face
difficulties in acquiring appropriate sites even though it has the ability to
condemn property. Thus, the in -lieu fee shall reflect the additional costs of
' acquisition, including litigation, as well as the cost of restoration. If the public
agency's restoration project is not already approved by the City, the public
agency may need to be a co -applicant for a permit to provide adequate as-
surance that conditions can be imposed to assure that the purchase of the
mitigation site shall occur prior to issuance of the permit. In addition, such
restoration must occur in the same general region (e.g., within the same estuary)
' where the fill occurred.
' 7. A preferred restoration program would remove fill from a formerly productive
wetland or estuary which is now biologically unproductive dry land and would
establish a tidal prism necessary to assure adequate flushing. Since restoration
' projects necessariy involve many uncertainties, -restoration should precede the
diking or filling project. At a minimum, the permitwillbe conditioned to assure
that restoration will occur simultaneously with project construction. Restora-
tion and management plans shall be submitted with the permit application.
8. In addition, any project which includes diking, filling or dredging of a wetland
' or estuary must maintain the functional capacity of the wetland or es-
tuary. Functional capacity means the ability of the wetland or estuary to be
self-sustaining and to maintain natural species diversity. In order to establish
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that the functional capacity is being maintained, the applicant must
demonstrate all of the following:
a. That the project does not alter presently occurring plant and animal
populations in the ecosystem in a manner that would impair the long-term
stability of the ecosystem; i.e., natural species diversity, abundance and
composition are essentially unchanged as a result of the project.
b. That the project does not harm or destroy a species or habitat that is rare
or endangered.
c. That the project does not harm a species or habitat that is essential to the
natural biological functioning of the wetland or estuary.
d. That the project does not significantly reduce consumptive (e.g., fishing,
aquaculture and hunting) or nonconsumptive (e.g., water quality and
research opportunity) values of the wetland or estuarine ecosystem.
9. If newor expanded boating facilities are to beprovided in NewportBeach, they
shall be developed in natural harbors, protected water areas, and in areas
dredged from dry land.
Entrance channels for new or expanded boating facilities maybe permitted in
wetlands, subject to all other requirements for development in wetlands dis-
cussed in B1, B3, B4, BS, and B6 above.
Water Quality
The City has embarked upon a program to insure the highest quality of water in the
bay and along our ocean beaches. Newport Harbor is heavily used by recreational
boaters and this, combined with a rapid increase in commercial activities, has created
both congestion within the Harbor and increased the potential for discharge of
human waste directly into the bay. Efforts tomin;mi�ethe potential for discharge of
human waste into the bay and to control commercial operations to insure a pleasant
environment for visitors and residents must continue and intensify if the need arises.
1, The City shall maintain, to the maximum extent permitted by law, control over
commercial activities conducted in the harbor to ensure, among other things,
that such businesses provide adequate marine sanitation facilities to minimize
pollution of the bay. Regulations shall extend to all businesses, whether or nor
operating from a fixed place of business.
2. The City shall establish restrictions on the number of persons permitted to live
aboard vessels assigned to moorings installed over City tidelands. The City
shall also consider the adoption of ordinances regulating or restricting the
number of commercial activities conducted on the waters of Newport Bay if
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and when problems associated with, such activity, such as parking, marine
sanitation and noise adversely affect the quality of the marine environment.
3. The City shall continue to oppose the lease of offshore tracts to oil producers
and prohibit the construction of new onshore oil facilities except as may be
necessary in conjunction -with the operation of the West Newport oil field. The
City shall:
a. Continue to monitor the federal government's offshore oil leasing
programs to insure the City and its citizens are fully aware of all proposed
offshore activities which could adversely affect the coastal environment,
including participation in the Local Government Coordination Program
or other similar programs.
b. Oppose and lobby against proposed lease sales off the coast of Orange
County and elsewhere in the Southern California region which could
adversely affect the environment or the economy of the City of Newport
Beach and assist jurisdictions in other areas of the state which are opposed
to offshore lease sale programs in their vicinity.
Development of Coastal Bluff Sites
The City of Newport Beach finds that the naturalbluffs representa significant scenic
and environmental resource. In order to preserve these unique landforms, develop-
ments proposed for bluff areas shall be subject to the following regulations:
1. The following regulations apply to all building sites:
a. Definition of Bluff. As used in this section, "bluff' is any landform having
an average slope of 26.6 degrees (50%) or greater, with a vertical rise of
25 feet or greater. Where there is some question as to the applicability
of this section to a specific landform, a determination as to whether or not
the specific landform constitutes a bluff shall be made by the Planning
Commission, consistent with the purposes of this regulation.
b. Grading. Permitted development shall be designed to mithm;?e the
alteration of natural landforms along bluffs and cliffs. In areas of geologic
hazard, the City shall not issue a building or grading permit until an
applicant has signed a waiver of all claim against the public for future
liability or damage resulting from permission to build. All such waivers
shall be recorded with the county Recorder's Office.
c. Geologic Report. To promote public safety, a geologic study shall be
performed for each site to determine areas of potential instability. The
bluff areas of potential hazard or instability shall be indicated on maps as
part of any Planned Community development plan.
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d. Height of Structures. The height of structures shall be as described in the
Newport Beach Municipal Code.
2. The following regulations apply to all tracts and subdivisions. If development
is residential in nature, this policy will apply to development of 4 or more units.
This policy shall also apply to commercial development.
a. Setback Requirement. A bluff setback adequate to provide safe public
access, taking into account bluff retreat and erosion, shall be provided in
all new development. As a general guideline, the property line setback
from the edge of a bluff should be no closer to the edge of the bluff than
the point at which the top of the bluff is intersected by a line drawn from
the solid toe of the bluff at an angle of 26.6 degrees to the horizontal. A
greater setback distance shall be required where warranted by geological
or groundwater conditions, but in no case shall a property line be closer
than 40 feet to the edge of a bluff.
In addition, no part of a proposed development shall be closer than 20
feet to the bluffside property line. This required building setback may be
increased or decreased by the Planning Commission in the review of a
proposed site plan consistent with the purposes of this section.
b. Public Views. The location and design of a proposed project shall take
into account public view potential,
c. PublicAccess and DedicationRequirements. The location and design of a
proposed project shall maximize public access to the coastal bluff areas
as follows;
1) Public access to coastal bluff areas shall be assured through design
of the local street system and through the location of public trails
and walkways adjacent to the bluffs.
The City may require the dedication of right-of-way, or the granting
of easements. These may be improved or not improved at the
option of the City Council.
2) Areas adjacent to coastal bluffs having significant view potential
shall be designated for use as view parks or Vista points consistent
with parkland dedication requirements.
3) Land required to be dedicated for neighborhood parks, but which
is intended to remain in an unimproved, natural state, should be
located adjacent to the bluffs; any portion of that land required to
be dedicated for neighborhood parks which is intended to provide
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' active recreational facilities may be located in the interior portions
of the proposed development.
' 4) Bluff face areas need not be accepted by the City.for any type of
dedication.
' d. Subdivision Design. In preparing a development plan, natural bluff areas
shall not be includedin development areas as designated on the site plan.
' The design of any subdivision shall not include any bluff face or bluff edge
as part of any residential lot or building site.
' e. Landscape Plans and Plant Material. For the purpose of regulating
groundwater conditions, landscape plans for those areas immediately
adjacent to the bluffs shall incorporate nativevegetation or other drought -
resistant plant material.
f. Grading. Grading, cutting, and filling of natural bluff faces or bluff edges
shall be prohibited in order to preserve the scenic value of bluff areas,
except for the purpose of performing emergency repairs, or for the
installation of erosion -preventive devices or other measures necessary to
assure the stability of the bluffs.
Hazard Areas.
' There are areas within the City of Newport Beach where the natural processes can
pose a threat to the public health, safety, and welfare. These areas contain
earthquake faults, existing or potential landslides, areas with expansive or collapsible
soil, excessive settlement and subsidence, flood hazard areas, and areas subject to
potential erosion and siltation. The following policies shall apply to all areas of
potential natural hazard:
1. No structures shall be permitted in areas of potential geologic hazard, except
as provided in Policy 2 below.
2. When the environmental process demonstrates that adverse impacts can be
mitigated to an acceptable level, or that the benefits outweigh the adverse
impacts, the Planning Commission may approve a development plan in an area
of potential geologic hazard.
3. Hydrologic analysis shallbe required for allprojects locatedwithinflood hazard
areas.
4. The Emergency Disaster Plan shall be periodically reviewed to insure adequate
ability to respond to flooding and other natural disasters.
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Archaeological, Paleontological, and Historical Resources
Archaeological, paleontological, and historical resources within the Coastal Zone
shall be investigated in accordance with acceptable scientific procedures, and ap-
propriate mitigation measures (including testing, salvage, or preservation) shall be
adopted on a case -by -case basis in accordance with regular City policy.
Prior to any development, archaeological, paleontological, and historic resources
shall be mapped and evaluated by a qualified professional. A City Council approved
list of such personnel shall be established, following adequately noticed public
hearings.
Coastal Views
1. Where coastal views from existing roadways exist, any development on private
property within the sight lines from the roadway shall be sited and designed to
maximize protection of the coastal view. This policy is not intended to prohibit
development on any site.
Coastal View Areas:
a. Ocean Boulevard, Corona del Mar
b. Eastbluff remnant
C. Coast Highway near Jamboree
d. Pacific Coast Highway Bridge
e. Castaways from the bluff setback
f. Constellation near Santiago
g. Irvine between Santiago and University Drive
h. Galaxy Park
f. Ensign View Park
j. Promontory Point East
k. N Street
1. 10th Street beach
m. 19th Street beach
n. Promontory Bay at Harbor Island Drive
o. Promontory Bay at Bayside Drive
p. Cliff Drive Park
q. Eastbluff Park
r. Pacific Coast Highway Bridge
s. Arches/Newport Boulevard Bridge
t. Lido Island Bridge
u. Entrance to Balboa Island
v. Larson's Shipyard
w. Inspiration Point Park
x Beach and bay street ends
y. Marinapark
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Z. King's Road View Park
aa. Westcliff Park
2. The City shall preserve beaches, surf action, and coastal shoreline in a manner
that will maintain their aesthetic and natural value.
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COASTAL VIEWS ;
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New Development
Visitor -Serving Facilities
Existing Facilities. Visitor -serving facilities are divided into three categories to
simplify their description and analysis. The categories are: base resources, publicly
financed facilities, and privately financed facilities. Base resources are the natural,
topographical, and ecological resources that make Newport Beach a desirable place
to visit. Privately financed facilities include developments and services provided by
the private sector for use by either members only or the general public.
Base Resources. Base resources in the Coastal Zone include roughly 230 acres of
sandy beach, Newport Harbor, upper Newport Bay, the Marine Life Refuge Area,
and scenic vistas of the ocean and bay.
The amount of beach varies from area to area in the Coastal Zone. Corona del Mar
State Park has a long, broad beach, but the beaches at Little Corona and the Marine
Life Refuge are very narrow and rocky. The Peninsula has a broad beach averaging
over 400 feet in width. Most measures of shoreline and beach capacity assume that
the portion of the beach more than 200 feet inland from the water's edge receives
very little use. Casual observations indicate that a large portion of this part of the
beach on the Peninsula is almost vacant, even during holiday weekends. Therefore,
even though people are crowded together near the water's edge, it appears that the
beach has significant unused capacity. In West Newport, where the beach is seldom
more than 200 feet wide, the entire width of the beach is used. Therefore, even
though beaches in both areas may be filled to capacity, West Newport often seems
to be more crowded than the Peninsula because the Peninsula has a broad expanse
of vacant sand.
In addition to beach visitors, a large number of people visit the harbor. Newport
Harbor is the largest natural small craft harbor in the United States and contains over
9,000 boats. Thousands of additional small boats are either launched at the boat
ramps or kept in dry storage in areas adjacent to the harbor and the upper bay.
The other base resources attract relatively few visitors to the Coastal Zone. Based
on an August 1971 survey, upper Newport Bay currently has an average of only a few
hundred visitors per day. However, implementation of plans developed by the Fish
and Game Department for adding trails, interpretive centers, and other facilities
could result in significantly more visitors. The Marine Life Refuge was formerly
visited by hundreds of children during summer school field trips, but visitation has
dropped sharply as summer schools closed after passage of Proposition 13.
Publicly Financed Facilities. Publicly financed facilities are provided by the City of
Newport Beach and other governmental agencies. Facilities provided by other
agencies include the Upper Newport Bay Ecological Reserve, Corona del Mar State
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Park, Newport Dunes Regional Park, and the Marine Life Refuge. Other agency
services include OCTD buses and the Orange County Harbor Patrol.
The City of Newport Beach provides services and facilities forvisitors to the Coastal
Zone. These include beach support facilities such as lifeguards, restrooms, public
parking lots, trash bins, police and emergency medical services, bikeways, and
sidewalks. The Cityalso has several view parks adjacent to upper Newport Bay, the
lower bay, and the ocean. The Marine Department manages the Marine Life Refuge
and provides a ranger to conduct educational tours and protect the area's sensitive
resources from abuse. In addition to providing lifeguards, lifeguard towers, and jeep
patrols, the Marine Department operates three rescue boats. This has proven to be
an effective and economical method of saving people caught in riptides.
Provision and distribution of public facilities affect capacity and usage of the beach.
Lifeguard towers are concentrated in areas of high use and/or high hazard, but are
dispersed all along the ocean and bay beaches. Public offstreet parking lots are
located at Corona del Mar State Beach, Balboa Pier, Newport Pier/McFadden
Square, and City Hall. Nearbybeaches all receive heavy use. Restroom facilities are
concentrated in relatively few areas. Restrooms are located at Little Corona Beach,
Corona del Mar State Beach, in the central Balboa business district, on Marine
Avenue on Balboa Island, in the area between 15th Street and Newport Pier, and in
the 38th Street and West Newport parks. There are long stretches of beaches that
do not have convenientlylocated public restrooms. These include the areas from the
Santa Ana River mouth to 59th Street, from 15th Street to Balboa PIer, and from
Balboa Pier to The Wedge. The availability of public restrooms is also aproblem for
people on boats not equipped with restroom facilities, and for visitors to upper
Newport Bay.
NewportHarboris awell-developed and extensively used visitor -serving facility. The
harbor, and all facilities in and adjacent to it, are utilized by visitors from all over the
world. Special events draw thousands of people and boats to the harbor. The harbor
contains roughly 1,160 residential piers, 2,220 commercial slips and side ties, and
1,050 bay moorings. The Harbor Patrol has 11 moorings and five slips which are
available to guests, and assists visiting boats in finding a place to stay once visitor
spaces are filled. The harbor has eight marinas, four gas dock/service stations,
numerous boat rentals, and firms providing fishing excursions and harbor tours.
Several yacht clubs provide their members with storage and launching facilities.
Privately owned launching facilities are available to the general public in the Back
Bay, but these are used primarily for launching power boats, since most sailboats
cannot pass under the Pacific Coast Highway Bridge over upper Newport Bay, The
public bay beach at 18th Street is used to launch small sailboats.
Privately Financed Facilities. A large number of visitor -serving facilities are
provided by the private sector. These include restaurants, snack bars, boat rentals,
sports equipment rentals, boat tours of the harbor, hotel/motel rooms, weekly rental
apartments, boat launching facilities, amusement and recreation facilities, and
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numerous shops selling specialized merchandise. Many of these facilities have
become tourist attractions in their own right, such as the Balboa Pavilion, Balboa
Ferry, the entire Marine Avenue area on Balboa Island, and certain restaurants.
Most of the tourist commercial/recreation facilities are located in commercial dis-
tricts that also provide convenience retail and community commercial facilities to
residents of the area. It is frequently unclearwhether a particular facility should be
classified as visitor -serving or convenience retail.
Several types of commercial facilities deserve special attention. These include
hotel/motels, restaurants/snack bars, weekly residential rentals, and specialty mer-
chandise stores. Fourteen hotel/motels containing a total of 1,365 rooms are located
in the Newport Beach coastal zone. The vast majority of the rooms are provided in
two hotels --the Marriott Hotel (600 rooms) and the Newporter Inn (410 rooms).
There are 2,449 rooms in the City as a whole. In 1981, the Newport Beach Coastal
Zone contained 11 hotel/motels with a total of 923 rooms; of these,141, or 15%, cost
$25 or less per night. Within the City as a whole, there were 1,335 rooms, again
with 15% costing $25 or less per night.
The LCP Issue Identification and Work Program states that there are 141 restaurants
in the Coastal Zone. Many of these are fast food facilities, which are almost always
lower -cost. A survey of 44 randomly selected sit-down restaurants was conducted
during October 1979 to determine the relative price mix. Nineteen of these res-
taurants, or 43%, offered dinners priced at $5 or less. Sixteen, or 36%, indicated that
all of their dinners were $10 or less.
There are several types of specialty merchandise stores in the Coastal Zone. Some
stores are aimed at the permanent residential population, selling such items as
records, clothing, and furniture. Others deal in tourist merchandise, such as T-shirts,
beach supplies, and memorabilia. During the winter months, many of the tourist
shops either reduce their hours of operation or close down completely. This often
gives an impression of economic stagnation and can detract from the ability of the
commercial district to attract customers. This is especially true in the central Balboa
business district, where the amusement rides and pinball halls are closed for much
of the winter. Most of the businesses facing onto Main Street and Balboa Boulevard
are open year-round, while the businesses facing the bay are mostly tourist -oriented
and drastically reduce their operations during the winter.
POLICIES.
In order to protect and enhance the wide variety of visitor -serving facilities which
currently exist, the following policies are adopted:
1. The Cityshall preserve, initsnaturalstate, the oceanbeaches,water,surf action ,
and coastal shoreline in a manner that will ensure their availability for con-
tinued public use and enjoyment. Proposals for the construction of anti -erosion
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structures, offshore breakwaters, or future marinas shall be examined in light
of this policy.
2. The City shall also preserve and enhance the upper bay and marine coastal
preserves which support varied species of plant, marine, and wildlife popula-
tions to ensure their availability and continued use for ecological, educational,
and aesthetic purposes.
3. Consistent with all other policies to protect and enhance the quality residential
character of the community, the City shall encourage and protect both public
and private water -oriented recreational and entertainment facilities as a means
of providing public access to the waterfront.
4. Provision and maintenance of public restroom facilities is top priority. The City
Council should immediately commence planning and acquisitions necessary in
order that public restrooms with appropriate signing be constructed as soon as
possible. The size and location of the facilities shall take adjacent residences
into consideration. Construction of restrooms by the City is dependent upon
the City's financial ability to construct said restrooms. Prior to construction of
additional facilities, the City shall ensure that adequate resources are available
for proper maintenance.
a. Apermanent restroom facility should be constructed at West Jetty Park.
b. Apermanent restroom facility should beconstructed inthe-vicinity ofthe
Balboa Branch Library.
c. Apermanent restroom facility should be constructed at Las Arenas Park.
d. A permanent restroom facility should be constructed between Orange
Avenue and the Santa Ana River.
e. The City should commence a signing program to direct the public to
restrooms, access points, and boat launching.
5. Adequate marine sanitation facilities, including pump -out stations and con-
veniently located publicrestrooms in the harbor area, shall be provided in order
to reduce the risks of water pollution and health problems.
6. Drinking fountains shall be provided in conjunction withiestroom facilities as
a means of ensuring their distribution throughout the Coastal Zone, while
minimizing the costs of extending water lines. Also, exterior showers shall be
provided in conjunction with these facilities.
7. Bicycle racks shall be provided throughout the Coastal Zone. If available,
locking, pay -your -way bicycle racks shall be used.
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8. The City shall encourage and support the provision of guest slips, mooring, and
anchorages in Newport Harbor, and shall continue to work with the Orange
County Harbor Department to provide these facilities where feasible.
9. The City of Newport Beach currently provides overnight accommodations in
all price ranges. The City shall encourage the maintenance of overnight
accommodations in all price ranges, including encouraging the maintenance of
existing summer weekly rentals as a means of providing overnight accommoda-
tions.
10. The City of Newport Beach shall encourage the County of Orange to continue
to provide recreational vehicle camp areas in the Newport Dunes area as a
means of providing alternative overnight accommodations.
11. Development of the lower part of Bayview Landing should be coordinated with
development in Newport Dunes.
12. The City of Newport Beach shall protect and encourage the maintenance of
lower -cost commercial visitor -serving facilities.
13. The City shall actively pursue the provision of a public launching facility for
small sailboats on lower Newport Bay along with the required parking.
14. The City shall allow short-term beaching of small craft in designated areas.
Coastal -Dependent Uses
Existing Uses. The City of Newport Beach is a unique coastal community with
resources which include the harbor, beaches, and many types of recreational
facilities. The City is also characterized by waterfront homes and restaurants, in-
dustrial and commercial marine uses, and opportunities for coastal views. The
desirability of the city as awater-oriented community is also a factor in the preference
of non -marine uses to locate within the City, even where such uses are not water -re-
lated.
While the Coastal Act does not require a separate component dealing with coastal -
dependent development, such uses are integral to the character and ambience of the
City of Newport Beach. They contribute greatly to the desirability of the City as a
regional recreational, industrial, commercial, and financial center. Development
pressures from competing land uses for limited oceanfront and bayfront resources
are being experienced, and it can be assumed that such pressures will continue to
occur.
Considerable diversity exists along the Newport Beach shoreline with regard to
existing land use and character. There is the potential for the location of new or
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replacement coastal -dependent and coastal -related land uses, as well as preservation
and enhancement of existing marine -related uses.
POLICIES.
1. Coastal -dependent developments shall have priority over other developments
on or near the shoreline. Coastal -dependent uses shall be defined as those uses
which require a site on or adjacent to the sea to be able to function at all.
2. Commercially and industrially zoned areas in the Coastal Zone shall be desig-
natedfor coastal -dependent, coastal -related, andvisitor-serving uses aspriority
uses. Coastal -related development means any use that is dependent on a
coastal -dependent development or use.
3. Facilities which serve commercial fishing shall be encouraged and maintained
unless the demand for the facilities no longer exists.
4. In view of the City's attraction as a regional and statewide recreation area, the
growing regional and statewide demand for water -oriented recreational
facilities, and the limited capacity of the City's harbor and oceanfront resources
to fullysatisfy such demands,xhe Citysball encourage the openingand develop-
ment of adjoining ocean and waterfront areas outside Newport Bay, so long as
any adverse environmental impacts are mitigated, in a manner which may best
serve to distribute the increasing public need for water -oriented recreational
facilities.
5. The City shall protect and maintain the necessary support facilities and services
for marine recreational and educational activities, including marine ways and
services, launching facilities, gas and pump -out stations, parking facilities,
restrooms, showers, concessions, and educational facilities such as the Sea
Scout Base and Intercollegiate Rowing liacilities.
6. The City shall protect and enhance public visual access to the waterfront. New
development (including landscaping), public or private, shall be sited and
designed to protect public views of the ocean and other coastal scenic areas.
7. The City shall designate a site for the eventual provision of additional boat
pump -out facilities.
8. The City shall restore electrical service and provide potable water to the Rhine
Channel sea wall for use by commercial fishing vessels.
9. The City shall allow dinghylaunching at an safe street ends and beaches inlower
Newport Bay. For purposes of this policy, a dinghy shall be defined as a
single -hull craft with a maximum length of 12'6" and a maximum beam of 5'.
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Oceanfront Encroachments.[LCP No. 23]
POLICIES.
1: Purpose. The purpose of this policy is to establish conditions and restrictions
on the nature and extent of improvements which may be installed over public
'
rights of way on the oceanside of beachfront residences, and to preserve the
City's right to utilize oceanfront street easements for public projects.
'
2. Encroachment Zones.
'
A. The following encroachment zones are established:
(1) In the Pier area, the encroachment zone extends from the property
'
line to the inland edge of the oceanfront walk;
(2) From 36th Street to 52nd Street, the encroachments may extend up
'
to ten feet oceanward of the property line; and
(3) From 52nd Street to the Santa Ana River, encroachments may
'
extend up to fifteen feet from the property line.
B. Encroachments within zones established by this Resolution are permitted
'
only if they are consistent with the provisions of this Amendment and the
property owner has obtained an encroachment permit prior to October
22,1991.
'
3. Prohibited Encroachments.
'
A. No encroachments are permitted between 36th Street and A Street.
B. No encroachments are permitted on Peninsula Point.
'
C. No encroachments are permitted which would interfere with access to the
'
beach or ocean.
D. No encroachments are permitted that require the issuance of a Building
'
Permit, or exceed three feet in height.
E. Encroachments which are inconsistent with this Amendment or any
formalpolicy adoptedbythe City, and encroachments forwhichno permit
'
has been issued on or before October 22,1991 are prohibited.
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4. Fees.
A. The following fees shall be paid annually as a condition of the issuance of
encroachment permits:
0 - 2 feet
$100.00 per year
2 - 5 feet
$200.00 per year
5 - 7 feet
$300.00 per year
7 -10 feet
$400.00 per year
10 -15 feet
$600.00 per year
B. The annual fees shall be increased to reflect changes in the Consumer
Price Index.
C. At least eighty-five percent (8596) of the fees shall be used by the City to
implement the mitigation plan specified in Section 5.
5. Mitigation Plan. To mitigate any impact on beach access resulting from the
encroachments, the City shall:
A. Reconstruct thirty-three (33) unimproved streetendsbetween36th Street
and Summit to provide additional parking and approved access in accord-
ance with the following:
(1) The reconstruction shall provide a minimum of two parking spaces
per street and shall proceed in substantial conformance with the
standard drawing, attached as Exhibit "A".
(2) The City shall use at least eighty-five percent (859o') of the fees to
fund reconstruction of streetends until all have been improved. The
City will use its best efforts to improve three or more streetends per
year (except during the year when vertical handicapped access is
constructed), and anticipates that funding will be adequate to do so.
(3) West Newport streetend parking spaces shall be metered in the
same manner as the West Newport Park in order to encourage
public use of the spaces.
B. Within three (3) years after Council approval of this Resolution, City shall
construct a hard surface walkway perpendicular to Seashore Drive at
Orange Avenue. The walkway shall extend oceanward a sufficient dis-
tance to allow aview ofthe surfline by an individual seated in a wheelchair.
At least one handicapped parking space shall be designated at the Orange
Avenue streetend. City shall designate at least one other handicapped
parking space at one of the first three streetends improved.
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' C. Subsequent to the reconstruction of all West Newport streetends, at least
eighty-five percent (85%) of the fees generated by encroachments will be
used for the construction of improvements which directly benefit the
beachgoing public such as parking spaces, restrooms, vertical or lateral
walkways along the beach and similar projects.
' 6. General Provisions.
' A. The City Council shall adopt a formal policy specifying, in detail, the types
of improvements permitted within encroachment zones, a prohibition on
improvements that could impair or restrict public access or views, proce-
dures for the encroachment permit applications, City administration of
the policy, and other appropriate provisions.
' B. Encroachment permits shall specify that the property owner waives and
gives up any right to contest the validity of the oceanfront street easement,
and that the encroachment permit is revokable, without cause, if the City
' proposes to construct public improvements within that zone.
C. The encroachment permit shall also specify that the construction of any
' seawall, revetment or other erosion control devices, if necessary, shall
occur within, or as close as feasible to, private property. Seawalls shall
not be located in a more seaward alignment to protect private develop-
' ment in the encroachment zone.
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Land Use Designations
The LCP Land Use Plan illustrates the proposed use and development of all properties in
the Coastal Zone portion of the City. Land uses are divided into three major categories:
1) residential, 2) commercial, 3) public, semi-public, and institutional, and 4) industrial.
These major categories are then broken downinto subcategories as described below. The
uses included should be considered as principal permitted uses. In some cases a mixture
of two or more land use types are allowed. This is indicated on the Land Use Plan by
alternating stripes of the appropriate colors. In addition, certain areas have been desig-
nated for further, more -detailed study, leading to the development of SpecIficA,rea Plans
for physical improvement. These Specific Area Plans may include local street pattern
revisions, parking areas, public improvements in the street right-of-way (such as landscap-
ing, lighting, street furniture and signs) and architectural design standards and criteria for
private development. It is recognized that Specific Area Plans may take several years to
develop and adopt. In the interim, the existing Site Plan Review requirement will assure
the accomplishment of Local Coastal Program objectives.
It is recognized that in many cases there are existing uses that do not fit the designation.
The Land Use Plan does not propose that these "non -conforming" uses be phased out,
except where specifically discussed. Otherwise, the non -conforming uses may be con-
tinued subject to Chapter 20.83 of the Newport Beach Municipal Code.
Residential
Areas designated residential are to be used mainly for residences, however, there are
certain incidental uses which, with proper location and design, are appropriate uses within
areas with a residential designation. These uses are to be governed by the requirements
of the Newport BeachMunicipal Code, and are: Recreational Facilities developed as part
of residential development, Senior Citizen Housing Facilities (where occupancy is limited
to elderly persons, as defined by State or Federal law), public utility stations developed as
part of residential development and parking lots.
These uses are generally subject to the development limits established, but senior citizen
housing facilities may require higher dwelling unit limits. This is allowed and is consistent
with the Local Coastal Program when a finding can be made that the use is of particular
benefit to the City and that the traffic generated by the project is no greater than the
predominant use allowed in the area. Senior citizen housing facilities must conform to the
floor area limits of the applicable residential zone.
Density. The Local Coastal ProgramLand Use Plan sets forth dwellingunit limits for
each area of the City in the coastal zone. These specific allocations have been used
in lieu of density categories to minimize any confusion or inconsistent interpretation
of the residential limits. In some areas, a specific square footage of land area is
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required for each dwelling unit. In these cases, the allowed dwelling units shall be
calculated on the "Buildable Lot Area", which is defined as:
The buildable lot area is the net parcel area less any slope areas greater
than Two to One (2:1) and less any submerged lot area. However, all
'
legally subdivided lots may be developed with at least one dwelling unit.
Additionally, at the time the Planning Commission and/or City Council
review a Planned Community development plan, tentative map, and/or
environmental documentation for aparticularproject, consideration shall
'
begiven to deleting certain sensitive areas fromthe calculation of the total
number of residential units or square footage of commercial development
'
to be allowed on a site as follows:
1. Environmentally sensitive habitat areas
2. Coastal Bluffs
'
3. Blufftop setback areas
4. Riparian areas
5. Geologic hazard areas
'
6. Residential development areas impacted by noise levels of 65
CNEL or greater
7. Floodplain areas
Subdivision. There is the potential for subdivision of residentially designated areas
'
in the City. All subdivisions shall be consistent with the provisions of the Subdivision
Code, with exceptions granted only so long as dwelling unit limits are not exceeded.
In addition, some area descriptions set forth more stringent minimum subdivision
'
requirements from which exceptions may not be granted, unless the subdivision does
not result in the creation of additional lots. In new subdivisions, the minimum lot
sizes set forth for each area shall be "Buildable Lot Area" as defined above. In areas
'
with no subdivision lot standard, no subdivision will be allowed which results in
additional dwelling units. Subdivision for the purpose of allowing condominium
'
development on existing parcels in two family and multi -family areas is permitted.
Residential Areas Impacted by Noise Levels Greater than 65 CNEL. Due to noise
'
sources such as roadways and aircraft overflights, certain residential areas are subject
to exterior noise levels in excess of 65 CNEL. The following policies shall apply to
residential subdivisions of four or more units where the existing or future exterior
'
noise levels are greater than 65 CNEL:
No newresidential development shallbepermittedwithinany areawhere
the noise levels are greater than 65 CNEI, unless the environmental
process identifies specific mitigationmeasures that result in exterior areas
of any residence, such as patios and other public and private recreation
'
areas, being mitigated to less than 65 CNEL.
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In addition to mitigating exterior noise levels to less than 6$ CNEL, the
CNEL shall not be exceeded in any interior portion of a residence.
Notwithstanding the density limits stated below, California State lawsupercedes local
land use regulation and allows certain increases to residential development, such as
mandatory density bonuses for the provision of affordable housing, and the ability to
add "granny units" in single family areas, subject to the approval of the City.
Residential Classifications. The residential land use categories defined below
reflectvarious types of housing in the City of Newport Beach. The application of these
categories to the Land Use Plan illustrates the patterns of residential development
in the City. In many cases, the specific area descriptions in the land use proposals
section allow more than one product type in the area discussed. In those cases, the
map illustration is not intended to limit future development to that product type, but
is merely depiction of anticipated development, given the density allowed inthe area.
The language in the Land Use Plan text is the controlling factor in these instances.
The residential land use categories are set forth in a specific order which forms a
hierarchy of residential land use. Each residential category allows the uses contained
in that description, as well as the allowed residential types described in the preceding
category(ies).
Single Family Detached. This land use category has been applied to all single family
detached subdivisions, and to vacant parcels where the development is anticipated
to follow that product type. These areas are characterized by one single family
dwelling constructe&on each individualsubdividedlot.
Single Family Attached. This land use category has been applied to existing
townhouse and condominium projects of ten dwelling units or more; and to vacant
areas where development is anticipated to follow that product type. These are
characterized byindividually owned, attached dwellingunits constructed on common
lots or on footprint lots with common open spaces.
!lWoFamilyResidendal. This land use categoryhasbeen appliedinareaswhichallow
the construction of two dwelling units, either attached or detached, on a single
subdivided lot. This category allows either single ownership or condominium
development. A minimum of 2,000 sq.ft. of buildable lot area is required for two-
family development. This required lot size shall be the subject of additional study to
determine the appropriate minimum, lot size for this type of development.
Multi Family Residential. This land use category has been applied where multiple
dwellingunits are allowed onasingle subdivided lot. Smallercondominiumand other
individually owned attached housing projects are also given the designation, and this
category allows either single ownership or condominium development.
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Commercial
Areas designated commercial are to be used predominantly for the conduct of private
business ventures, but may also accommodate incidental uses and in certain cases mixed
use residential may also be appropriate. The Local Coastal Program Land Use Plan
designates the specific type of use and intensity limits for each commercial area. Intensity
limits are expressed as either a Floor Area Ratio (FAR) or a specific square footage limit.
Floor Area Ratio is defined as the ratio of gross building square footage to gross land area.
The square footage limitations set forth in this plan are gross square feet.
Some area descriptions include a second, higherfloor area ratio, which will allow for certain
uses to exceed the primary FAR based upon the lower traffic generation characteristics of
the use. This concept also sets more stringent floor area limits on uses with higher than
average traffic generation characteristics. Within each specific area designated for this
variable floor area ratio, the dual floor area limit is identified with a slash (0.5/0.75).
Floor area ratios or specific floor area limits, in addition to being a defined intensity limit
for land use, can also be used to address the physical bulk of buildings. This "visual intensity"
issue has become important, particularly in the older commercial areas where lot sizes are
relativelysmall orwhere coastalviews maybe affected. Therefore, floor area ratios orlimits
identified for most commercial areas include the floor area devoted to covered, above
grade parking structures in excess of 0.25 FAR for exclusive commercial development and
in excess of 0.35 FAR for mixed commercial residential development. Some area limits do
not include these parking areas and are also specifically identified in the area descriptions.
Parking structures are compatible within these areas, and the construction of parking
structures has contributed to landscaped and open areas within each development.
Recreational and Marine Commercial. It is the intent of this designation to guide
development approvals on building sites on or near the bay in a manner that will
encourage a continuation of marine -oriented uses, maintain the marine theme and
character, encourage mutually supportive businesses, encourage visitor services, and.
encourage physical and visual access to the bay on waterfront commercial and
industrial building sites on or near the bay. Uses permitted are as follows:
I. Permitted uses: highest priority uses, not requiring a use permit.
A. Incentive uses: uses that, when they occupy at least 40% of a site,
may be combined with uses under H.C.
1. Boat haul -out facilities
2. Commercial fishing facilities
3. Sport fishing establishments and fishing docks
4. Marinas
5. Marine construction
6. Boat rentals and charters
7. Retail marine sales
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8. Marine service businesses
9. Dry boat storage
B. Other permitted uses:
1. Marine -related offices where services are offered to the general
public
2. Visitor -serving retail
H. Uses which require a Use Permit:
A. Incentive uses: uses that, when they occupy at least 401yo of a site,
may be combined with uses under H.C.
1. Manufacturing of marine uses
2. New boat construction
3. Marine service stations and gas docks
4. Yacht clubs
B. Other uses:
1.
Social clubs
2.
Commercial recreation
3.
Drive-in facilities
4.
Hotels and Motels
5.
Restaurants
C. Uses which must be in conjunction with an incentive use occupying
at least 40% of the site.
1. General retail and service commercial uses
2. Professional and business offices
3. Light manufacturing
The City shall design standards for density, height and parking incentives for develop-
ments utilizing a mixed use concept that includes provision or maintenance of an
incentive use which is coastal -dependent in nature upon review and approval of a
Use Permit. These coastal -dependent uses include: boat haul -out facilities, sport
fishing establishments, fishing docks, marinas, marine construction, boat rentals and
charters, marine service stations, and gas docks. Such standards shall be formulated
to ensure no adverse impacts of such bonuses on public access, or public views.
On non -waterfront lots, the requirement to provide incentive uses in conjunction
with certain specified uses shallnot apply. Retail specialty shops shall be permitted.
Residential uses shall be permitted on the second level or above where the ground
floor is occupied by a permitted use, subject to review and approval of a Use Permit.
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Retail and Service Commercial. Areas with this designation are to be predominantly
retail in character, also accommodating some service office uses. It is the intent of
this designation to provide contiguity of shopping and mutually supportive busi-
nesses. Uses allowed include retail sales, offices which provide goods or services to
the general public, hotels and motels, restaurants, commercial recreation, and senior
citizen housing facilities. Office uses which do not provide services directly to the
public shall be prohibited on the ground level, but may be permitted on the second
level or above where the ground level is occupied by a primary use. Separate
"corporate" type offices are not allowed in these.areas.
Administrative, Professional and Financial Commercial. This land use category has
been applied to areas which are predominantly used for office, but also accommodate
support retail and service uses. Uses allowed include offices, medical offices, retail
and service commercial, restaurants, hotels and motels, commercial recreation, and
senior citizen housing facilities.
Public, Semi -Public, and Institutional
Areas designated public, semi-public, and institutional are to be used predominantly for
publicly owned facilities, institutions, and open space, or for privately owned facilities of a
public use, institutional or open -space nature which are open to use -by the general public.
However, certain non-public and non -open -space facilities, such as country clubs, may be
appropriate.
While the Land Use Plan designates both publicly and privately owned properties as "open
space", it is the City's intention to develop acquisition programs with the State for privately
owned properties as part of the "Zoning and Implementation" phase of the LCP.
Governmental, Educational and Institutional Facilities. This land use category
applies to areas developed with uses which form the physical and social "infrastruc-
ture" of the community. Permitted uses include governmental facilities, such as
Newport Beach City Hall, fire stations and libraries, postal service facilities, and the
Harbor Department; educational facilities such as schools, and day care centers; and
institutional facilities, such as hospitals, churches, utility yards, reservoirs, museums,
the YMCA, and senior citizen housing facilities.
Recreational and Environmental Open Space. This land use category has been
applied to land used or proposed for open space of both a public and private nature.
Some areas which carry this designation are included due the particular nature of the
geographic land form, including beaches, bluffs, canyons and Newport Bay uplands.
These areas provide for active or passive open space use, depending on the nature of
the area. Uses permitted in environmentally sensitive areas are passive recreation
uses compatible with the sensitive resource nature of these site, and include hiking,
picnicking and nature study. Other areas designated for open space can be used for
a wide range of public and/or private open space uses, including parks (both active
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and passive), wildlife refuges, golf courses, yacht clubs, marina support facilities,
aquatic facilities, tennis courts, private recreation facilities, drainage courses, inter-
pretive centers, greenbelts and landscaped areas.
Wherever the zoning of private property designated as open space in the LCP Land
Use Plan is inconsistentwith the plan, itis the intent of the City to seek the agreement
of property owners for rezoning to the open -space district, or to seek public acquisi-
tion of such open -space areas. No changes in land use on property designated for
open -space purposes shall be permitted which are not consistent with the policies
and objectives of the LCP Land Use Plan. Acquisition by the city or another public
agency is dependent upon the City's or public agency's financial ability to acquire the
parcels.
Industrial
Areas designated industrial are to be predominantly used for research, development, or
manufacture of products; however, certain non -industrial uses, such as professional ser-
vices, warehouses, fire stations, utility substations, and commercial uses supportive of
industrial or office uses are appropriate.
General Industry. This land use category applies to those areas which are
predominantly used for research and development, manufacturing and professional
services. Permitted uses include manufacturing, research and development,
warehousing, wholesale sales, professional service offices, support retail, and res-
taurants.
it
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11
Land Use Plan
General
The land use designations described in the previous section have been applied to all areas
of Newport Beach within the Coastal Zone. These designations are shown on the following
maps.
In addition to the maps, proposed land uses in individual areas within the Coastal Zone
have been discussed in greater detail in narrative form. In order to relate the verbal
descriptions to the geographical areas of the City, the City has been divided into sub -areas.
These are as follows:
1. West Newport
2. Central Newport/Lido
3. Balboa Peninsula
4. Balboa Island Area
5. Promontroy Bay Area
6. Corona del Mar
7. Newport Heights/Mariners' Mile
8. Westcliff/Westbay
9. Eastbay Area
10. Newport Center
West Newport
For planning purposes, the West Newport area is defined as including all of the land
within the current City boundaries west of Newport Boulevard and west of 32nd
Street.
Northwest Newport
1. Newport Terrace. This site is partially in the coastal zone and is allocated 281
dwelling units. The land use designation is Single -Family Attached, which
reflects the existing development.
2. City Property. The City -owned property adjacent to the Santa Ana River is
designated Recreational and Environmental Open Space.
3. Newport Ranch Planned Community. The 75.5 gross acres (including 25 acres
in the unincorporated area) bounded by Coast Highway, Bluff Road (Balboa
Boulevard extended),17th Street, and the developed areas of west Costa Mesa
and Northwest Newport is designated as follows:
j 1 -47-
a. The27.9 gross acres between CoastHighway and 15th Street are allocated
238 dwelling units. A portion of the allowed units may be transferred to
the 17.3 gross acre site southerly of 17th Street. The designation of Single
Family Attached shown on the Land Use Plan (Map) represents an
anticipated development type, and is not intended to limit development
to only that type. This area may be developed with a mixed use project
incorporating all of the residential product types within the established
dwelling unit limit.
b. The 30.3 gross acres northerly of 15th Street are designated for a mixture
of Administrative, Professional and Financial Commercial and General
Industry with a maximum 235i600 square feet of office development and
164,400 square feet of industrial development, exclusive ofparking. Afire
station reservation of one acre is also designated for this area. In addition
to commercial, this area is also shown for a four acre neighborhood park,
in the area to the north of Newport Crest.
c. The 17.3 gross acre site southerly of 17th Street is allocated 168 dwelling
units. Additional units may be transferred to this site from the residential
site between Coast Highway and 15th Street. The designation of Multi -
Family Residential shown on the Land Use Plan (Map) represents an
anticipated development type, and is not intended to limit development
to only that type. This area may be developed with a mixed use project
incorporating all of the residential product types within the established
dwelling unit limit.
The development of the Newport Ranch Planned Community is subject to the
requirements for parks, development phasing, circulation system improve-
ments, pedestrian bridge and annexation specified in City Council Resolution
82-41.
4. Newport Crest. This area includes the Newport Crest and Seawind develop-
ments and is allocated 520 dwelling units. The designation of Single Family
Attached reflects the existing development.
5. CalRans West. This site, located north of West Coast Highway below Newport
Crest, is allocated 152 dwelling units. The designation of Single Family At-
tached shown on the Land Use Plan (Map) represents an anticipated develop-
ment type, and is not intended to limit development to only that type. This area
may be developed with a mixed use project incorporating all of the residential
product types within the established dwelling unit limit. The area is subject to
the requirements for access, view preservation, affordable housing, park
dedication, pedestrian and bicycle easements and bridge and greenbelt con-
tained in City Council Resolution 83.43.
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6. CalTrans East/Hoag Expansion. The area between Newport Boulevard and
Superior Avenue northerly of Coast Highway is designated for Governmental,
Educational and Institutional Facilities. [LCP No. 27] Expansion of Hoag
Hospital facilities may also be accommodated on the site.
Newport Shores
1. Semeniuk Slough. This site is a remnant channel of the SantaAna River formed
when the river entered Newport Bay in the approximate location of River
Avenue. The area is a functioning wetland, and may be improved and enhanced
by the Santa Ana River Flood Control project wetland mitigation program. The
area is designated for Recreational and Environmental Open Space.
2. Newport Shores. This area is located between Semeniuk Slough and the New-
port Shores Specific Plan Area, andis allocated 459 dwelling units. The desig-
nation of Single Family Detached reflects the existing development. No
subdivisionwhich will result in additional dwelling units is allowed. Included in
the area are a community recreation. area and a mini -park which are shown for
Recreational and Environmental Open Space.
3. Newport Shores SAP. The Newport Shores Specific Area Plan includes com-
mercial and residential areas along the north side of West Coast Highway
between the Santa Ana River and the eastern bend of Seminiuk Slough. Land
use designations within the specific plan area include Retail and Service
Commercial and Two -Family Residential, with two large sites in the western
end of the area shown for Multi -Family Residential use. Areas designated for
commercial use are limited to a floor area ratio of 0.5/0.75. No residential uses
are permitted in these areas, but upper -level offices are allowed when the
ground floor is occupied by a primary use which offers goods or services to the
general public. Total residential development allocated is 293 dwelling units.
Two -Family Residential areas allow two dwelling units per lot (with 2,000 sq.ft.
of buildable lot area) and Multi -Family Residential areas allow two units for
the first 2400 sq.ft., plus one dwelling unit for each additional 1,500 sq.ft. of
buildable lot area.
Seashore Colony
1. Seashore Colony. This area is between the Santa Ana River and 47th Street,
southerly of Coast Highway, and is allocated 644 dwelling units. The area is
designated Single Family Detached and Two -Family Residential on the Land
Use Plan (Map). No subdivision which will result in additional dwelling units
is permitted, and 2,000 sq.ft. of land area is required for duplex development
in Two Family areas.
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2. Las Brisas. This apartment site is located on River Avenue at 54th Street, and
is allocated 51 dwelling units. The site is designated for Multi -Family Residen-
tial use, and 1,200 sq.ft. of buildable lot area is required for each dwelling unit,
which reflects the existing development.
3. Lido Sands. This area along River Avenue between 47th and 58th Streets is
zoned R-1, and is allocated 86 dwelling units. The land use designation of Single
Family Detached reflects the existing development. Any new subdivision in this
area shall be for Single Family Detached development and shall be a minimum
of 5,000 sq.ft. of buildable lot area.
4. West Newport Park. This park is approximately 6.7 acres on the southerly side
of Coast Highway between the Santa Ana River and 56th Street. Itis designated
for Recreational and Environmental Open Space. Aportion of the site near the
Santa Ana River may be reserved for the future widening of Coast Highway. A
rest room facility is provided on the highway right-of-way westerly of Orange
Avenue.
River Tract
1. River Tract. This area is southerly of Balboa Boulevard between 47th Street
and the alley between 23rd and 24th Streets, and is allocated 1,228 dwelling
units. The area is designated for Single Family Detached and Two -Family
Residential use. No subdivision which will result in additional dwelling units
is permitted, and 2,000 sq.ft. of land area is required for duplex development
in Two Family Residential areas.
Newport Island
1. Lake Tract. This area is bounded by Coast Highway, Balboa Boulevard, 32nd
Street and the Rivo Alto, and is allocated 616 dwelling units. The area is
designated for Single Family Detached and Two -Family Residential use. No
subdivision which will result in additional dwelling units is allowed, and 2,000
sq.ft. of land is required for duplex development in Two Family Residential
areas. Two neighborhood parks are in this area, Channel Park and 38th Street
Park, which are designated Recreational and Environmental Open Space.
2. Finley Residential. This area is bounded by Newport Boulevard, the Rivo Alto
and the Rialto, and is allocated 167 dwelling units. The area is designated
Two -Family Residential, and 2,000 sgft. of land area is required for duplex
development.
3. Newport Island. This area is bounded by the Rivo Alto, the Rialto and the
Newport Island Channel, and is allocated 239 dwelling units. The area is
designated Two-FamilyResidential, and 2,000 sgft. of land area is required for
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' duplex development. Newport Island Park is designated for Recreational and
Environmental Open Space.
' 4. Newport Beach Townhomes. This site is located on Coast Highway between
Balboa Coves and the Superior/PCH Center. The site is allocated 28 dwelling
' units. The land use designation of Single Family Attached reflects the existing
development.
' S. Balboa Coves. This development is southerly of Coast Highway between the
Arches Bridge and the Newport Beach Townhomes. The residential portion of
this area is allocated 68 dwelling units. No subdivision which will result in
' additional dwelling units is allowed. The land use designation of Single Family
Detached reflects the existing, development. The commercial portion of this
area (Commercial Area 7) is designated for Retail and Service Commercial use
and is limited to a floor area ratio of 0.5/0.75.
6. Finley Commercial. This area is located on the westerly side of Newport
' Boulevard between 32nd Street and the Newport Island Channel. Designated
for Retail and Service Commercial use, the allowed floor area ratio is 0.5/0.75.
' 7. Superior/PCH Center. This area is located at the comer of Superior Avenue
and Coast Highway. Designated for Retail and Service Commercial use, the
floor area ratio allowed on this neighborhood commercial site is 0.30. No
residential sites will be permitted on this area, but upper level offices will be
permitted when the ground floor is occupied by a primary use which offers
goods and services to the general public.
Central Newport/Lido
' 1. Cannery Village (Maps 3 & 8). Cannery Village is a mixed use area on the bay
side of Newport Boulevard between 32nd Street and 26th Street on the Balboa
' Peninsula. The area consists of commercial, industrial, and residential uses,
including many of the marine industrial businesses serving the Newport Harbor
area. The area is highly subject to redevelopment pressures. All development
' in this area is specifically regulated by the Cannery Village/McFadden Square
Specific Area Plan.
' In order to maintain the particularly "marine" atmosphere of the area, careful
consideration should be given to all proposals for new development, especially
in waterfront areas.
' The area bounded by southbound Newport Boulevard, 28th Street, Balboa
Boulevard, and 30th Street, and a portion of the block bounded by 30th Street,
Balboa Boulevard, 32nd Street, and southbound Newport Boulevard, is desig-
nated Two -Family Residential which permits a maximum of two dwelling units
per lot, provided that there is a minimum of 2,000 sq.ft. of buildable lot area
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for duplex development. The LCP Land Use Plan designates the bayfront areas
"Recreational and Marine Commercial," providing for visitor -serving and
marine -oriented uses with a maximum floor area ratio of 0.5/1.0. In this area,
professional and business offices are permitted only in conjunction with an
incentive use,
Remaining areas are designated for a mixture of Retail and Service Commer-
cial uses, to provide visitor -serving facilities, and General Industry, to en-
courage marine -related industrial uses. The portion of Cannery Village
designated Retail and Service Commercial only is intended to provide for a
specialty retail core. The maximum floor area ratio permitted is 0.511.0.
Professional and business offices not providing goods or services to the public
or not ancillary to an otherwise permitted use are allowed only on the second
floor or above. On all commercial lots, residential uses are permitted on the
second floor or above where the ground floor is occupied by another permitted
use up to a total floor area ratio of 1.25. In these commercial areas, one dwelling
unit is allowed for each 2,375 sq.ft. of buildable lot area with a minimum of one
unit allowed on each lot. No second floor residential is allowed on sites
involved in transfer of commercial development rights. Cannery Village is
allocated a total of 415 dwelling units. [LCP No. 21]
2. McFadden Square. This area is bounded by Newport Bay, 19th Street, the
Public Beach, the alley between 23rd and 24th Streets, Newport Boulevard and
26th Street. The area is shown for Recreation and Marine Commercial, Retail
and Service Commercial, Single Family Attached, Two -Family Residential or
Multi -Family Residential land use. No subdivisionwhich willresult in addition-
al dwelling units is allowed. Two -Family Residential areas require 2,000 sq.ft.
of buildable lot area for duplex development. Multi -family residential develop-
ment requires 1,200 sq.ft. of buildable lot per dwelling unit.
Commercial areas are allowed a maximum floor area ratio of 0.5011.0. Separate
residential uses are prohibited except in those areas designated for residential
use. All commercial areas allow residential development on the second floor
in conjunction with ground floor commercial up to a total floor area ratio of
1.25. In these commercial areas, one dwelling unit is allowed for each 2,375
sq.ft. of buildable lot area with a minimum of one unit allowed on each lot. No
second floor residential is allowed on sites involved in transfer of commercial
development rights. McFadden Square is allocated 173 dwelling units. U"
No.18] In the Recreational and Marine Commercial area, professional and
business offices are permitted only in conjunction with an incentive use. In all
other commercial areas, professional and business offices not providing goods
or services to the public or not ancillary to an otherwise permitted use are
allowed only on the second floor or above. All development in this area is
specifically regulated by the Cannery Village/McFadden Square Specific Area
Plan.
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3. 32nd Street. The 32nd Street commercial area between Newport Boulevard and
Balboa Boulevard is shown for "Retail and Service Commercial" uses on the
LCP Land Use Plan to encourage maintenance of these primarily neighbor-
hood commercial uses. A maximum floor area ratio of 0.25 is permitted. The
land at the oceanfront end of 32nd Street is designated "Two -Family Residen-
tial," with up to 2 dwelling units permitted when the lot area is a minimum of
2,000 sq.ft.
4. City Hall. This area is bounded by 32nd Street, Newport Boulevard and Via
Lido. The area is designated for Retail and Service Commercial and
Governmental, Educational and Institutional Facilities. Development in this
area is limited to a floor area ratio of 0.50/0.75. No residential use is allowed.
The St. James Church site is designated Retail and Service Commercial. On
October 25, 1990, the designation of this site will change to Governmental,
Educational and Institutional Facilities unless the site has been converted to
commercial land use.
5. Lido Village. This area is bounded by Newport Boulevard, Via Lido and
Newport Bay. The area is designated for Recreation and Marine Commercial
and Retail and Service Commercial uses. The allowed floor area ratio is
0.5/0.75. It is proposed that the waterfront walkway be extended in conjunction
with any new development in this area.
6. Lido Peninsula. This area is bounded by Lafayette Avenue, the West Lido
Channel, Newport Channel and the Rhine Channel. Properties on the northerly
side of Lido Park Drive, designated Single Family Attached, are allocated 158
dwelling units. The balance of the Lido Peninsula is designated for a mixture
of Recreational and Marine Commercial and Single Family Attached develop-
ment. The area is zoned Planned Community, and is particularly suited to
planned development concepts when substantial changes in existing uses are
undertaken. Meanwhile, all existing uses are allowed to continue and be
upgraded, but any substantial changes should be subject to an approved
Planned Community Development Plan. The area designated for Planned
Community is divided into three ownerships. Should planning for the area
occur simultaneously, the mix between residential and commercial develop-
ment maybe addressed area -wide. Should individual owners process develop-
ment plans separately, each segment shall meet the mixed use requirements
independently.
The commercial development in the future Planned Community shall be
consistent with the intent of the Recreational and Marine Commercial desig-
nation. Uses permitted include marine repair and service, restaurants, hotels,
motels, specialty shops and offices. Commercial development shall occupy 301yo
of the total land area and shall be limited to a floor area ratio of 0.5/0.75.
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The residential development in the future planned community shall occupy
70% of the land area and one unit is allowed for each 2,900 sq ft. of buildable
lot area. The land use designation of Single FamilyAttached shown on the Land
Use Plan (Map) represents an anticipated development type, and is not in-
tended to limit development to only that type. This area maybe developed with
a mixed use project incorporating all of the residential product types within the
established dwelling unit limit,
7. Lido Isle is one of two major islands in lower Newport Bay, and is developed
with residential uses. Subdivided during the 1920's, the subsequent sale of the
island to individuals did not always follow the established lot lines. Since the
underlying subdivision is still intact, there is a potentially significant amount of
growth which could occur on the island should reversion to original lot lines
occur. In order to minimie the amount of additional development which could
occur, the Lido Isle Community Association facility sites, (yacht club, tennis
courts, etc.) are designated for Recreational and Environmental Open Space.
A study will also be conducted to determine whether the additional residential
growth allowed by the underlying subdivision pattern should be allowed.
Residential areas on Lido Isle are designated only for'Single Family Detached
and Multi -Family Residential use. Multi -Family Residential areas allow a
maximum of one dwelling unit for each 1,200 sgft. of buildable lot area.
Development in the single family areas is limited to one unit for each lot of the
original Lido Isle subdivision. No subdivisions which will result in additional
dwelling units are allowed.
All City -owned beaches have been shown as "Recreational and Environmental
Open Space" as has the access lot currently leased back to the Lido Isle
Community Association. The City will establish a program to identify the
public access easements.
Balboa Peninsula Area
The Balboa Peninsula area includes all of the Balboa Peninsula east of 19th Street.
The land use designations for this areawill allow for the continuation of existing land
use patterns.
Mid -Peninsula
1. Marinapark. This site is located on the bay front between 18th Street and 15th
Street. It is designated for Recreational and Environmental Open Space, and
is proposed to be ultimately used for aquatic facilities, expanded beach, and
community facilities such as the existing American Legion. The existing mobile
home park use will be allowed to continue until the end of the existing lease.
At that time the City will make the decision as to whether the lease should be
further extended, or the property converted to public use. The City shall
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maintain and improve, where practical, public access to the site bayward of the
Marinapark mobile homes.
2. ISth Street. This commercial area is located on the westerly side of 15th Street.
The area is designated for Retail and Service Commercial use and is allowed a
maximum floor area of 0.511.0 FAR. Separate residential uses are prohibited.
Residential development is permitted on the second floor in conjunction with
ground floor commercial up to a total floor area ratio of 1.25.One dwelling unit
is allowed for each 2,375 sq.ft. of buildable lot area, with a minimum of one unit
allowed per lot.
3. West Bay Residential. The residential portions of this area are designated for
SingleFamily Detached, Two FamilyResidential and Multi-FamilyResidential
use. One unit is allowed on each lot of the original subdivisions, with no
subdivisions which will result in additional dwelling units allowed. Two Family
Residential areas require 2,000 sq.ft. of buildable lot area for. duplex develop-
ment, up to a maximum of two units per lot. Multi -Family Residential areas
require 1,200 sq.ft. of buildable lot area for each dwelling unit. This area is
allocated 779 dwelling units.
4. Institutional Uses. Within the westerly portion of the Balboa Peninsula, there
are four sites which are designated for Governmental, Educational and Institu-
tional Facilities. These are the Southern California Edison utility sub -station,
Newport Beach Elementary School, and two churches. A total maximum
development of 50,OOO sq.ft. is permitted for the utility sub -station and school.
Central Balboa Area
1. IslandAvenue. This small commercial area is located on Balboa Boulevard west
of Island Avenue. The area is designated for Retail and Service Commercial
land use and is allowed a maximum floor area of 0.511.0 FAR. Separate
residential uses are prohibited. Residential development is permitted on the
second floor in conjunction with ground floor commercial up to a total floor
area ratio of 1.25.One dwelling unit is allowed for each 2,375 sq.ft. of buildable
lot area, with a minimum of one unit allowedper lot.
2. Library/Fire Station. This area is located onBalboa Boulevard easterly of Island
Avenue. The area is designated for Governmental, Educational and Institution-
al Facilities and is allowed a maximum floor area of 0.5 FAR. A public rest
room in the vicinity of the library'is provided.
3. Bay Island Parking. The site on the comer of Island Avenue and East Bay
Avenue used for the Bay Island parking structure is designated for Recreational
and Environmental Open Space to preserve this lot for the support parking use
of Bay Island.
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4. Ebell Club. This site is located on Balboa Boulevard across from the Island '
Avenue commercial area, and is designated for Governmental, Educational
and Institutional Facilities. This site is allocated a maximum development of ,
0.5 FAR.
5. NewportHarborYacht Club. The Newport Harbor Yacht Club with its support '
parking is located bayward of Balboa Boulevard, between 7th and 8th,Streets.
The site is designated forRecreational and Environmental OpenSpace to allow
the continuation of the existing use. The site is allocated 20,000 sq.ft. of '
development.
6. Central Balboa (SAP). Central Balboa is the area bounded by Newport Bay, A ,
Street, the ocean beach and Adams Street, plus the lots fronting on Balboa
Boulevard between Adams Street and Coronado Street. This area is a unique
mixture of visitor -oriented and neighborhood -oriented retail and service uses, '
including coastal -dependent visitor uses such as sport fishing establishments,
day -boat rentals, ferry service, fishing docks, and the historic Balboa Pavilion.
The area is designated for Retail and Service Commercial land use, with some '
areas shown for Single Family Attached, Two Family Residential and
Governmental, Educational and Institutional Facilities.
The Rendezvous Condominiums are shown for Single Family Attached and are ,
allocated 24 dwelling units, which reflects the existing use. Two -Family
Residential areas require 2,375 sq.ft of buildable lot area for duplex develop- '
ment. No subdivision which will result in additional dwelling units is allowed.
Areas which are designated for Retail and Service Commercial or Governmen-
tal, Educational and Institutional land use are allowed a maximum floor area
ratio of 0.511.0. Separate residential uses are prohibited. Residential develop-
ment is permitted on the second floor in conjunction with ground floor com-
mercial up to a total floor area ratio of 1.25.One dwelling unit is allowed for
each 2,375 sq.ft. of buildable lot area with a minimum of one unit allowed per
lot. Retail and Service Commercial areas are also permitted FAR and density
'
bonuses when existing legal lots are consolidated to provide unified site design.
[LCP No. 33] Office uses maybe permitted on the second floor or above when
the ground level is occupied by a primary use providing goods or services
'
directly to the public.
7. Public and Quasi Public Facilities. The public oceanfront beach, the beach at
'
N Street on the bay, and the privately owned tennis courts at LStreetbave been
designated "Recreational and Environmental Open Space." Newproposals for
this area include the addition of a rest room facility at the WestJetty park (The
'
Wedge).
8. CentralBalboa Residential/Balboa Peninsula Point. The balance of the Balboa
'
Peninsula is designated for Single Family Detached, Single Family Attached,
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Two Family Residential or Multi -Family Residential land use. In Single Family
Detached areas, one dwelling unit is allowed on each subdivided lot, with no
subdivision permitted which will result in additional dwelling units. Single
Family Attached developments are not allowed any additional dwelling units.
Two Family Residential requires 2,000 sq.ft. of buildable lot area for duplex
development. No subdivisionis allowed inTwo FamilyResidential areaswhich
will result in additional dwelling units. Multi -Family Residential areas allow
one unit for each 1,200 sq.ft. of buildable lot area. The area is allocated 2,368
dwelling units.
Balboa Island Area
The land use plan for Balboa Island will allow the continuation of the dominant two
family residential uses, with commercial and residential mixed uses allowed in the
two commercial areas of Marine Avenue and Agate Avenue.
1. Balboa Island All residential areas on Balboa Island are designated for Two
Family Residential land use. A minimum of 2,000 sqft. of buildable lot area is
required for duplex development, up to a maximum of two dwelling units per
lot. No subdivision will be allowed which results in more lots than that allowed
by the original subdivision.
2. Marine Avenue. The Retail and Service Commercial area on Marine Avenue
is allowed a maximum floor area ratio of 0.5011.0. Separate residential uses -are
prohibited. Residential development on the second floor is permitted in con-
junctionwith ground floor commercial up to a total floor area ratio of 1.25.One
dwelling unit is allowed for each 2,375 sq.ft. of buildable lot area, with a
minimum of one dwelling unit allowed per lot. Included in this district is a4,500
sq.ft. site at the southeast comer of Marine Avenue and Park Avenue desig-
nated GEIF for the new Balboa Island fire station, with a maximum allowable
building size of 4,500 sq.ft. [LCP No.19]
3. Agate Avenue. The Retail and Service Commercial area on Agate Avenue is
allowed a maximum floor area ratio of 0.5011.0. Separate residential uses are
prohibited. Residential development on the second floor is permitted in
conjunction with ground floor commercial up to a total floor area ratio of 1.25.
One dwelling unit is allowed for each 2,000 sq-ft. of buildable lot area, with a
minimum of one dwelling unit allowed per lot. Automobile and general storage
is also permitted in the Agate Avenue commercial area. The property located
on the northwesterly corner of Park Avenue and Agate Avenue (498 Park
Avenue and 203 Agate Avenue) is reclassified to Two Family Residential.
[LCP No. 25]
11
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Promontory Bay Area
ThePromontoryBay areaincludes Harbor Island, LindaIsle and allthe areabounded
by Newport Bay, Marine Avenue/Jamboree Road and East Coast Highway.
1. Harborlsland. This area is a private island located at the end of Harbor Island
Road. Designated for Single Family Detached development, the area is allo-
cated 35 dwelling units. Resubdivisions can be approved only if no additional
dwelling units result.
2. Linda Island. This area is located adjacent to the Coast Highway bay bridge.
The area is allocated 107 dwelling units, and is designated Single Family
Detached and Recreational and Environmental Open Space. No subdivision of
this area which will result in additional dwelling units is allowed.
3. Bayside/PCH (Reuben's). This commercial area is located on the southwesterly
corner of Bayside Drive and East Coast Highway. The site is designated for
Recreational and Marine Commercial land use, and is allowed a maximum
floor area ratio of 0.3% to encourage the continuation of visitor serving and
marine related uses on site.
4. Bayside/PCH (Auto Center). This commercial area is located on the
southeasterly corner of Bayside Drive and East Coast Highway. The site is
designated for Retail and Service Commercial use and is allowed a maximum
floor area ratio of 0.30.
S. Promontory Point. This apartment project is located on the southerly side of
East Coast Highway between Jamboree Road and Bayside Drive. The site is
allocated 520 dwelling units, and is designated for Multi -Family Residential
use, which reflects the existing development,
6. BaysideCenter. This site is aneighborhood shopping center on the northwester-
ly corner of Jamboree Road and Bayside Drive. The site is designated for Retail
and Service Commercial use, and is allowed a maximum floor area ratio of 0.30.
7. Promontory Bay. This area includes lots facing on Promontory Bay and Harbor
Island Drive. The area is allocated 89 dwelling units, and is designated Single
Family Detached and Recreational and Environmental Open Space, which
reflects the existing development. No subdivision which results in additional
dwelling units is allowed.
8. Newport Marina. This apartment project is located on Bayside Drive at the
entrance to Promontory Bay. The site is designated for Multi -Family Residen-
tial use, and is allowed one unit for each 2,178 sqft. of buildable lot area.
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9. Cove Condominiums. This area is located on Bayside Drive easterly of the
Newport Marina apartments. The site is allocated 58 dwelling units and is
designated for Single Family Attached use, which reflects the existing develop-
ment.
10. Beacon Bay. This City -owned area is located on the Balboa Island Channel
between Harbor Island Road and the Balboa Yacht Basin. The area is allocated
138 dwelling units and is designated for Two -Family Residential use. Duplex
development requires 2,000 sq.ft. of buildable lot area.
11. Balboa Yacht Basin. This area is bounded by Harbor Island Drive, Promontory
Bay, the Balboa Island Channel and Beacon Bay. The site is designated for
Recreational and Marine Commercial use, and is allowed a maximum floor
area ratio of 0.10.
Corona del Mar Area
The Corona del Mar area is bounded by the Pacific Ocean, Newport Bay, Marine
Avenue, East Coast Highway, Fifth Avenue (extended) and the Downcoast Newport
Beach area. Land use policies in this area are intended to maintain existing land use
patterns.
Irvine Terrace
1. Irvine Terrace. This area is bounded by East Coast Highway, Jamboree Road,
Bayside Drive and Avocado Avenue. The predominant land use is Single
FamilyDetached, with an allocationof 380 dwellingunits. No subdivisionwhich
will result in additional dwelling units is allowed. Irvine Terrace Park is desig-
nated for Recreational and Environmental Open Space, the utility parcels at
Bayside Drive and El Paseo Drive are shown for Governmental, Educational
and Institutional Facilities and the commercial site at Bayside Drive and El
Paseo is designated forAdministrative, Professional and Financial Commercial
use with a permitted Floor Area Ratio of 0.5 and a maximum height limit of 25
feet.
2. Sandcastle Condominiums. This site is located behind the Bank of Newport
Property on Avocado Avenue. The site is allocated 45 dwelling units. The land
use designation of Single Family Attached reflects the existing development.
3. Bayside Drive Open Space. This area is located on the southerly side of Bayside
Drive below Irvine Terrace and includes land used for a variety of recreational
support uses, including the County Harbor Department facility, yacht clubs and
marinas with related parking facilities. The Harbor Department site has been
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shown for Governmental, Educational and Institutional Facilities. The yacht
clubs and marina facilities have been shown for Recreational andBnvironmen-
tal Open Space to provide for the continuation of these private commercial
recreation uses. To reflect the low intensity nature of these commercial recrea-
tion uses, and due to limited roadway capacity along Bayside Drive, a Floor
Area Ratio of 0.30 is allowed in this area, with no mixed use residential allowed.
[LCP No. 22]
4. Bayside Drive Residential. These single family areas are designated Single
Family Detached, and are allowed 31 dwelling units. [LCP No. 29] No subdivi-
sion which will result in additional dwelling units is allowed.
5. Ullman Trust Property. This site is located at 1401 Bayside Drive. The site is
designated for Multi -Family Residential use, with one unit allowed for each
2,178 sq.ft. of buildable lot area.
6. Mai Kai Condominiums. This development is located on Bayside Drive easterly
of the Bayside/Marine commercial area. The site is allocated 34 dwelling units.
The designation of Single Family Attached reflects the existing land use.
7. Bayside/Marine. This commercial area is located at the comer of Bayside Drive
and Marine Avenue and includes The Irvine Company marina office site.
Development in this area is limited to a floor area ratio of 0.35 of Recreational
and Marine Commercial uses. No residential uses are allowed in the area.
Old Corona del Mar - West
1. Corona del Mar West. This area is bounded by the Coast Highway Commercial
strip, Avocado Avenue and Bayside Drive, andis allocated 1,072 dwelling units.
The area is designated for Two Family Residential use, and 2,000 sgft. of
buildable lot area is required for two-family development. Begonia Park is
designated for Recreational and Environmental Open Space.It is proposed that
the residential portions of Corona del Mar West be the subject of a develop-
ment standards study, to address the issue of the mass and bulls of buildings in
this area.
2. Corona del MarHomes. This project is a planned community which occupies
the former Corona del Mar Elementary School site. The block is allocated 40
dwelling units, and includes a park and parking lot area. Consistent with the
P-Ctextfor the site, the landuse designations are Single FamilyDetached,Two
Family Residential, Recreational and Environmental Open Space and
Governmental, Educational and Institutional Facilities. No subdivision which
will result in additional dwelling units is allowed.
10i11
c
Corona del Mar - South
1. Seaview. This R-3 area is bounded by Bayside Drive, Fernleaf Avenue, Seaview
Avenue and Carnation Avenue. The area is designated Multi -Family Residen-
tial and Single Family Attached, and is allocated 91 dwelling units. One dwelling
is allowed for each 2,140 sq.ft. of buildable lot area.
2. Carnation. This R-3 area is westerly of Carnation Avenue, between Bayside
Drive and Newport Bay. The area is designated Multi -Family Residential and
Single Family Attached, and is allocated 61 dwelling units. One dwelling is
allowed for each 2,178 sq.ft. of buildable lot area.
3. Quandt Subdivision. These properties are located at the intersection of Carna-
tion Avenue and Ocean Boulevard, and are allocated 2 dwelling units. The land
use designation is Single Family Detached, and one dwelling unit is allowed on
each lot. No further subdivision of these properties is allowed.
4. Channel Reef Condominiums. This project is allocated 48 dwelling units. The
designation of Single Family Attached reflects the existing development.
5. Kerkhoff Marine Laboratory. This site is located westerly of Dahlia Avenue in
China Cove. The site is designated for Governmental, Educational and Institu-
tional Facilities and is allowed a maximum Floor Area Ratio of 0.8, exclusive
of parking.
6. Corona del Mar South Open Space. This area includes many areas designated
for Recreational and Environmental Open Space. These areas include beach
and water areas of China Cove, Pirates Cove beach, Corona del Mar State
Beach, and Inspiration Point. Also included is the Newport Beach Marine Life
Refuge. The refuge is shown for 'Recreational and Environmental Open
Space." The purpose of the Marine Life Refuge is to conserve the natural flora
and fauna resources of the shoreline, and to protect marine life in the tide pool
area.
7. Corona del Mar South. This area is allocated 1,072 dwelling units in areas
designated for Single Family Detached, Two -Family Residential or Multi -
Family Residential use. This allocation reflects the reversion to the underlying
Corona del Mar subdivision in single family and two family areas. Two family
development in R-2 areas is allowed on lots with a minimum of 2,000 sq.ft. of
buildable lot area. Multi -family areas require 1,200 sq.ft. of land area for each
dwelling unit. It is proposed that the residential portions of Corona del Mar
South be the subject of a development standards study, to address the issue of
the mass and bulk of.buildings in thisarea.
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Corona Highlands
1. Buck Gully. This area is a natural canyon between Corona Highlands and old
Corona del Mar. It is designated for Recreational and Environmental Open
Space. In. order to provide an adequate buffer for the environmentally sensitive
areas within Buck Gully, all construction including but not limited to fences,
retaining walls, pools of any size or depth, or tennis courts or other activity areas
are expressly prohibited within 25 feet of the property lines of all properties
adjacent to Buck Gully. In addition, prior to the issuance of a grading permit,
the Grading Engineer shall determine that there will be no grading activities
including the alteration of the existing landform or removal or deposition of
material within the 25 foot buffer area from the rear property line.
2. Villa del Este. This site is located on East Coast Highway at Seaward Road. The
site is designated for Multi -Family Residential, with one unit allowed for each
1,900 square feet of buildable lot area. The site is allocated 18 dwelling units.
3. Shorecrest Lane. This multi -family area is bounded by East Coast Highway,
Seaward Road and Morning Canyon Road. The area is allocated 77 dwelling
units and is designated for Multi -Family Residential use. One unit is allowed
for each 1,900 sq.ft. of buildable lot area.
4. Corona Highlands. This area is allocated 235 dwelling units, and is shown for
either Two Family Residential or Single Family Detached use. A minimum of
3,000 sq.ft, of buildable lot area is required for each dwellingunit inTwo Family
Residential areas. In single family areas, no subdivision which will result in
additional dwelling -units is allowed.
5. Morning Canyon. This area is a natural canyon between Corona Highlands and
Cameo Highlands. It is designated for Recreational and Environmental Open
Space. In order to provide an adequate buffer for the environmentally sensitive
areas within Morning Canyon, all construction including but not limited to
fences, retaining walls, pools of any size or depth, or tennis courts or other
activity areas are expressly prohibited within 25 feet of the property lines of all
properties adjacent to Morning Canyon. In addition, prior to the issuance of a
grading permit, the Grading Engineer shall determine that there will be no
grading activities, including the alteration of the existing landform or removal
or deposition of material, within the 25 foot buffer area from the rear property
line.
6. Morning Canyon SFA. This project islocated onMorning CanyonRoad atEast
Coast Highway. The site is designated for Single Family Attached land use and
is allocated 14 dwelling units, which reflects the existing land use.
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n
' Cameo Highlands
' Cameo Highlands. This area is northerly of East Coast Highway between
Morning Canyon and the City Boundary. The area is allocated 142 dwelling
units and is designated for Single Family Detached land use. No subdivision
' which will result in additional dwelling units is allowed in this area.
Shore CUM
' 1. Shore Cliffs. This area is located southerly of East Coast Highway between
Buck Gully and Morning Canyon. The area is allocated 144 dwelling units, and
' is designated for Single Family Detached land use. No subdivision of this area
which will result in additional dwelling units is allowed.
2. Buck Gully. This area is a natural canyon between Shore Cliffs and old Corona
'
del Mar. It is designated for Recreational and Environmental Open Space. In
order to provide an adequate buffer for the environmentally sensitive areas
withinBuck Gully, all construction including but not limited to fences, retaining
'
walls, pools of any size or depth, or tennis courts or other activity areas are
expressly prohibited within 25 feet of the property lines of all properties
adjacent to Buck Gully. In addition, prior to the issuance of a grading permit,
'
the Grading Engineer shall determine that there will be no grading activities,
including the alteration of the existing landform or removal or deposition of
'
material, within the 25 foot buffer area from the rear property line.
3. Morning Canyon. This area is a natural canyon between Shore Cliffs and Cameo
'
Shores. It is designated for Recreational and Environmental Open Space. In
order to provide an adequate buffer for the environmentally sensitive areas
within Morning Canyon, all construction including but not limited to fences,
retainingwalls, pools of any size or depth, or tennis courts or other activity areas
are expressly prohibited within 25 feet of the property lines of all properties
adjacent to Morning Canyon. In addition, prior to the issuance of a grading
permit, the Grading Engineer shall determine that there will be no grading
activities, including the alteration of the existing landform or removal or
deposition of material, within the 25 foot buffer area from the rear property
'
line.
' Cameo Shores
1. Cameo Shores. This area is southerly of East Coast Highway between Morning
' Canyon and the City Boundary. The area is allocated 176 dwelling units and is
designated for Single Family Detached land use. No subdivision which will
result in additional dwelling units is allowed in this area.
2. Morning Canyon. This areaisanaturalcanyonbetweenShore Cliffs and Cameo
Shores. It is designated for Recreational and Environmental Open Space. In
1
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order to provide an adequate buffer for the enviromnentally sensitive areas
within Morning Canyon, all construction including but not limited to fences,
retaining walls, pools of any size or depth, or tennis courts or other activity areas
are expressly prohibited within 25 feet of the property lines of all properties
adjacent to Morning Canyon. In addition, prior to the issuance of a grading
permit, the Grading Engineer shall determine that there will be no grading
activities, including the alteration of the existing landform or removal or
deposition of material, within the 25 foot buffer area from the rear property
line.
Corona del Mar Commercial
1. Corona del Mar Commercial. This area is designated Retail and Service Com-
mercial; Administrative, Professional and Financial Commercial; and
Governmental, Educational and Institutional Facilities. The allowed floor area
ratio is 0.5/0.75. Commercial land uses which utilize residentially designated
lots contiguous to commercial lots for support parking purposes may include
those lots in the calculation of floor area limits to increase the total commercial'
development allowed, but only to the extent that the traffic generated would
not exceed that which would result from the designated residential use. The
Corona del Mar Commercial strip and the immediately adjacent residential
area is designated for a Specific Area Plan, for the preservation and enhance-
mentofthe commercial strip and to minimize conflicts with adjacent residential
areas, including the development of appropriate design criteria and off-street
parking standards. The P-C zoned site at 3901 East Coast Highway shall be
subject to the approval of Planned Community District Regulations and
Development Plan.
Newport Heights/Mariners' Mile
1. Newport Heights. This area is located northerly of the Mariners' Mile Specific
Plan area between Santa Ana Avenue and Irvine Avenue. The area is desig-
nated for Single Family Detached development. No subdivision which will
result in additional dwelling units is permitted, except for the site at 2919 Cliff
Drive, which requires a minimum of 7,000 sgft. of buildable lot area for each
new parcel. Residential access from Avon Street is prohibited, except for lots
where no access is available from either Cliff Drive or Santa Ana Avenue.
2. Cliff f Drive Park. This City park is located along Cliff Drive, in two segments
between Riverside Avenue and Santa Ana Avenue. It is designated for Recrea-
tional and Environmental Open Space for view park and neighborhood park
uses. The site includes the Scout House, which is allowed amaximum of 1,000
sq.ft.
-64.
J
'
3. Ensign View Park This City view park is also located on Cliff Drive at the
terminus of El Modena Avenue. The park includes a community theater facility,
and is designated for Recreational and Environmental Open Space. A maxi-
'
mum floor area of 5,000 sq.ft. is allowed.
4. Mariner'sWde. Mariner's Mile is a Specific P1anArea located along West Coast
'
Highway from Newport Boulevard to Rocky Point. Land north of Coast High-
way is shown for Retail and Service Commercial, and land bayward of Coast
t
Highway is shown for Recreational and Marine Commercial use in order to
marine uses. The floor area ratio is 0.5/0.75. No mixed
encourage permitted
use development is allowed in this area. The provisions of the Specific Area
'
Plan will be reviewed in the areas of height and the provision of public visual
The Specific Area Plan review is not intended to result in further
open space.
reductions of the permitted floor area ratio.
'
5. Sea Scout Base/OCC. The Sea Scout Base and Orange Coast College Rowing
Base are on Coast Highway between Mariner's We and the Balboa Bay Club.
The sites are designated for Governmental, Educational and Institutional
'
Facilities, and are allowed a maximum floor area ratio of 0.5/0.75.
t 6. Balboa Bay Club. The Balboa Bay Club is located on Coast Highway between
the OCC rowing base and Bayshores. This City -owned parcel is currently
developed with many uses, including recreational, boating, restaurant and
' banquet, and residential facilities, and is leased to the Balboa Bay Club, Inc.
The site is designated for a mixture of Recreational and Marine Commercial
and Multi -Family Residential uses, and is allowed a floor area ratio of 0.5.
' Residential development is allowed in conjunction with commercial develop-
ment up to a maximum total floor area ratio of 1.0 and 144 dwelling units. At
such time as the extension of the lease is negotiated, full consideration shall be
' given to public access to the site.
' 7. Bayshores. The area is located on the southerly side of Coast Highway east of
the Balboa Bay Club. The predominant land use in the area is Single Family
Detached, with the private beaches and marina pgking shown for Recreational
' and Environmental Open Space and the Anchorage apartment project desig-
nated Multi -Family Residential. The area is allocated 299 dwelling units. No
subdivision of Single Family Detached lots which will result in additional
' dwelling units is allowed, and 2,178 sq.ft. of buildable lot area per dwelling unit
is required for multi -family development.
t Westellff/West Bay
' This area includes all land in the City on the west side of Upper Newport Bay.
1
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Dover Shores Area
1. Lower Castaways. The Castaways commercial site is located at West Coast
Highway and Dover Drive. The site is designated for Recreational and Marine
Commercial use, and is allowed a71slip commercial marina and parking facility
with 2,000 sq.ft. of related marina support uses such as a marina office, rest
rooms, shower room, storage areas, maintenance facilities and other uses of a
similar nature. [LCP No. 30]
2. Castaways. The Castaways site is located easterly of Dover Drive at the
terminus of 16th Street. A church site in the area is designated for Governmen-
tal, Educational and Institutional Facilities. The bluff areas are designated for
Recreational and Environmental Open Space with the balance of the site
designated for Single Family Detached development. The designation of
Single Family Detached shown on the Land 'Use Plan (Map) represents an
anticipated development type, and is not intended to limit development to only
that type. This area may be developed with any of the residential product types
within the established dwelling unit limit. Amaximum of 151 dwelling units are
allowed on site. A public bikeway/walkway is to be provided in the blufftop
setback area, with access from Dover Drive and/or Westcliff Drive. This
development shall incorporate apublic park and viewing area of approximately
10 acres parallel to the bluffs, including adequate parking. Any development
on this site shall be sited and designed to adequately protect and buffer the
environmentally sensitive area(s) on this site.
3. Westcfiff Grove. This area is located southeasterly of Dover Drive and Westcliff
Drive. The area is designated for Single Family Detached development, and is
allocated 29 dwelling units. No additional subdivision of this area is allowed.
4. Dover Shores. Dover Shores is the residential area on the bluff immediately
adjacent to Upper Newport Bay which lies partially in the Coastal Zone. The
area is predominantly designated for Single Family Detached development.
Westcliff Park, Galaxy Drive Park, private open space lots and the bluffs are
designated for Recreational and Environmental Open Space. The area is
allowed a maximum of 381 dwelling units. No subdivision which will result in
additional dwelling units is allowed.
5. North Star Beach. This area is located at White Cliffs Drive and North Star
Lane. It is designated for Recreational and Environmental Open Space use,
with a human powered boating facility allowed. The maximum development
allowed is 18,228 sq.ft. It is desirable that the site be improved to provide a
higher -quality beach. Also, any signs which label the beach as private or
otherwise imply a limitation of beach access shall be removed andappropriate
signs showing the public nature of the area shall be provided.
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' Westbay Area
1. Westbay Residential. This area is bounded by Irvine Avenue, Santa Isabel
' Avenue and the westerly City boundary. The area is designated for Single
Family Detached development, and is allocated 351 dwelling units. Subdivision
of large lots in this area can be expected to occur. New lots shall be for Single
' Family Detached development and shall be a minimum of 10,000 sq.ft. of
buildable lot area.
' 2. Harbor Christian Church. The Harbor Christian Church site is bounded by
Irvine Avenue, Santa Isabel Avenue and TVstin Avenue. The site is designated
' for Governmental, Educational and Institutional Facilities, and is allowed a
floor area ratio of 0.1.
' 3. Westbay. The Westbay site is bounded by Irvine Avenue, University Drive, the
Cityboundaryalong the easterly extension of Mesa Drive alignment, and Upper
Newport Bay. The site is designated for Recreational and Environmental Open
' Space, and may be used for regional park facilities, passive open space or
interpretive facilities related to the Upper Newport Bay Ecological Reserve or
the on -site cultural resources. Structures on this site shall not exceed 10,000
' sq.ft. Any development of this site shall be sited and designed to adequately
protect and buffer the environmentally sensitive area(s) on this site. A public
bikeway/walkway-is shown for the Westbay site, but careful consideration shall
' be given at the time it is developed to the environmentally sensitive nature of
the site in locating the accessway. Any development which occurs shall be
located hn order to preserve sensitive habitat areas located on the site. Views
' from Irvine Avenue shall be maximized. In addition, the normal hours of park
operation specified in the County's General Development Plan and Resource
Management Plan for Upper Newport Bay Regional Park shall not be inter-
preted so as to prohibit visitors from using park trails at other times when the
park is not staffed. [LCP No. 31]
' 4. UpperBay Townhomes. This site is located on the northeasterly comer of Irvine
Avenue and University Drive. The site is designated for Single FamilyAttached
development, and is allocated 33 dwelling units, which reflects the existing use.
' S. YMCA. The YMCA site is located easterly of the Upper Bay Townhomes, and
is designated for Governmental, Educational and Institutional Facilities.
' Development is limited to 60,333 sq.ft., exclusive of parking.
' 6. Upper Bay Office. This site is located easterly of the YMCA. Designated for
Administrative, Professional and Financial Commercial land use, the site is
allowed a floor area ratio of 0.4.
t
1
1
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7. AnniversaryLane. This area is on Anniversary Lane at Irvine Avenue. The land
use designation is Single Family Detached, and no subdivision which will result
in additional dwelling units is allowed. A total of 57 dwelling units are allowed.
8. Newport Beach Golf Course. The Newport Beach Golf Course occupies a site
which isbetweenIrvine Avenue andUpperNewport Bayalong the Delhi Flood
Control Channel. The site is designated for Recreational and Environmental
Open Space. Golf Course support facilities are allowed, with a maximum floor
area of 20,000 sgft.
North Bay Area
1. Bayview. This Planned Community is located on the southwesterly corner of
Bristol Street and Jamboree Road. The Bayview Planned Community is desig-
natedfor Administrative, Professional and Financial Commercial, Single Fami-
ly Detached, and Single Family Attached land use under the Newport Beach
General Plan. Maximum permitted development by site within the Planned
Community is as follows:
Single Family Attached:
Single Family Detached:
Prof., Adm. Office:
Hotel:
Restaurant/Office Site:
Buffer:
88 dwelling units
145 dwelling units
660,000 sq.ft. office; 27,000 sq.ft. retail
300rooms
8,000 sq.ft. restaurant or
70000 sq.ft. office
16 acres
The portion of the Bayview Planned Community located in the Coastal Zone
is designated Single Family Detached Residential, Administrative, Profes-
sional and Financial Commercial, and Recreational and Environmental Open
Space. Commercial development in the Coastal Zone shall consist primarily,
of hotel development. Aview park shall be provided adjacent to the bluffs.
2. North Ford Area 4 This area, located north of University Drive and south of
San Diego Creek, is designated for Recreational and Environmental Open
Space and Multi -Family Residential use and is allocated 300 dwelling units.
209o' of the units shall be affordable, with the affordability standards and term
determined at the time of project approval.
3. San Diego Creek North. This site is located on Jamboree Road easterly of the
Bayview Planned Community. The site is designated for Administrative
Professional and Financial Commercial land use and is allocated 112,000 sq.ft.
A Fire Station reservation of 2.5 acres is also designated on the site.
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I
4. Jamboree/MacArthur. This site is located southerly of the intersection of Jam-
boree Road and MacArthur Boulevard. It is designated for Administrative,
Professional and Financial Commercial use, with a floor area ratio of 0.25.
5. San Diego Creek Open Space. This site is mapped as water. The creek bed and
right-of-way are environmentally sensitive. Any future use of privately owned
portions shall be consistent with the Newport Bay Watershed/SanDiego Creek
Comprehensive Stormwater Sedimentation Control Plan.
Eastbay Area
This area includes all land between Upper Newport Bay and Jamboree Road north
of Coast Highway.
Newport Dunes Area
1. Bayside Village Commercial. This area is located adjacent to Upper Bay bridge
on Coast Highway at Bayside Drive. The site is designated for Recreational and
Marine Commercial use, and is allowed a maximum floor area ratio of 0.5/0.75.
2. Bayside Village Residential. This site is located between Upper Newport Bay
and the Newport Dunes. The site is designated for Multi -Family Residential
use, and is allowed one dwelling for each 2,904 sq.ft. of buildable lot area. The
existing mobile home park is also allowed under this designation. The sand spit
enclosing the waterway adjacent to the existing residential development is
designated for Recreational and Environmental Open Space. This site is con-
sidered an environmentally sensitive habitat area, and no development is
permitted.
3. Newport Dunes. This site is a County Aquatic Park Facility in Upper Newport
Bay, northwesterly of Jamboree Road and Coast Highway. It is designated for
Recreational and Environmental Open Space and development is permitted
pursuant to the Newport Dunes Settlement Agreement, which, for Local
CoastalProgrampurposes, is administered by the Orange County Environmen-
tal Management Agency.
4. Bayview Landing. This site is located adjacent to the Newport Dunes site, on
the northwesterly corner of Jamboree Road and East Coast Highway. The
higher level of the -site which is on the comer of Coast Highway and Jamboree
Road is designated for Recreational and Environmental Open Space. It is
proposed that this site be dedicated to the City when the balance of the site is
approved for development, and used for a view park, with a trail staging area
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for bicyclists and pedestrians, restrooms, picnic areas, drinking fountains and
'
bicycle racks.
The lower level of the site, which is on the corner of Jamboree Road and Back
,
Bay Drive is designated for Retail and Service Commercial land use, and is
allocated 10,000 sq.ft. for restaurant use, or 40,000 sq.ft. for athletic club use,
excludingparking. Use of the site for affordable senior citizenhousing facilities
,
is also permitted as an optional land use (instead of restaurant or athletic club).
If the site is used for senior citizen housing, 30,000 sq.ft. of general retail use
may be transferred to Newport Center - Fashion Island. [LCP No. 28]
'
The site may be developed with the Senior Affordable Housing option only if
the Coastal Development Permit findings demonstrate that adequate visitor
serving uses exist in the Newport Beach coastal zone consistent with the
recreational and visitor serving commercial policies of the Coastal Act.
[LCP No.28]
5. Shellmakerlsland. This site is the southernmost of the three Upper Bayislands.
It is designated for Recreational and Environmental Open Space. The sopthern
tip of the island currently supports a dredging operation and the UCI Rowing
Base. These uses are allowed to continue, but may not be intensified.
d. UpperNewportBayEcologicalReserve. This site includes all of Upper Newport
Bay, includingboth tidelands and uplands ownedby the CaliforniaDepartment
of Fish and Game. Upland areas of the reserve are designated for Recreational
and Environmental Open Space. Uses consistent with the Upper Bay Manage-
ment Plan are permitted.
7. NewporterResort: This site is located on the northwesterly comer of Jamboree
Road and Back Bay Drive. It is designated for Retail and Service Commercial
land use. Hotel and support facilities are allowed on this site, with a maximum
of 479 hotel rooms.
8. NewporterAholl. This site is located between the Newporter Resort and John
Wayne Gulch. Itis designatedfor Recreational and Environmental Open Space
for passive open space use.
9. John Wayne Tennis Club. This site is located onJamboree Road at John Wayne
Gulch.The site is designated for Recreational andEnvironmental OpenSpace.
Tennis club and support facilities are allowed on this site. The maximum
allowed development is 0.1 FAR,
10. NewponerNorth. This site is bounded.by the Upper Newport Bay, San Joaquin
Hills Road, Jamboree Road and John Wayne Gulch. Bluff areas and environ-
mentally sensitive resource areas are designated for Recreational and Environ-
mental Open Space. Precise mapping of sensitive areas is required prior to
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I
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approval of development on the remainder of the site. No development of these
areas is permitted, and any development of this site shall be sited and designed
to adequately protect and buffer the environmentally sensitive area(s) on this
site. A public bikeway/walkway is proposed for this site. A public view park
containing approximately 4 acres is proposed along the bluffs in an undeter-
mined location. This park will also provide some traditional neighborhood
park recreational facilities.
The northern portion of the site near San Joaquin Hills Road is designated for
Single Family Attached land use, with amaximum of 212 dwellingunits allowed.
This designation of SingleFamily Attached shown on the Land Use Plan (Map)
' represents an anticipated development .type, and is not intended to limit
development to only that type. This area may be developed with any of the
residential product types within the established dwelling unit limit.
II
11. Park Newport. This site is bounded by Upper Newport Bay, the Mouth of Big
Canyon, Jamboree Road and San Joaquin Hills Road. The site is designated
Multi -Family Residential, and is allocated 1,306 dwelling units, which reflects
the existing development.
The Bluffs Area
Mouth of Big Canyon. This area is northerly of Park Newport between Upper
Newport Bay and Jamboree Road. The site is designated for Recreational and
Environmental Open Space, for passive recreation andwildlife habitat restora-
tion.
Newport Center
Approximately one-third of Newport Center falls within the Coastal Zone. The
Newport Center area is bounded by East Coast Highway, Jamboree Road, San
JoaquinHills Road and MacArthur Boulevard. Developmentis allocated to Newport
Center on a block -by -block basis, as set forth in the following discussion. All
landscaped entry areas of Newport Center are designated for Recreational and
Environmental Open Space. Transfers of development rights in Newport Center are
permitted, subject to the approval of the City with the finding that the transfer is
consistent with the intent of the General Plan and that the transfer will not result in
any adverse traffic impacts. It is proposed that Newport Center be rezoned to the
Planned Community District, with a comprehensive Planned Community Text
developed and adopted. All development limits are exclusive of parking. Specific
area designations are as follows:
1. Block 900 - Hotel Plaza. This area is bounded by Newport Center Drive, the
Balboa Bay Tennis Club, the Newport Beach Country Club, Jamboree Road
and Santa Barbara Drive. The site is designated for Administrative, Profes-
sional and Financial Commercial and Multi -Family Residential uses. The
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allowed development is 611 hotel rooms with ancillary hotel support facilities
and 16,630 sq.ft. of office development [LCP No. 34]. The residential site is
allocated 67 dwelling units.
2. Corporate Plaza Brest. This site is bounded by Newport Center Drive, East
Coast Highway, the Newport Beach Country Club and the Balboa Bay Tennis
Club. The site is designated for Administrative, Professional, and Financial
Commercial use. The site is allocated 115,000 sqft. [LCP No. 24 & No. 26]
3. Balboa Bay Tennis Club. This site is bounded by Corporate Plaza West, the
Newport Beach Tennis Club and the Granville Apartments. The site is desig-
nated for Recreational and Environmental Open Space and is allocated 24
tennis courts.
4. Newport Beach Country Club. This site is designated for Recreational and
Environmental Open Space to allowthe continuation of the 131.52 acrefacility.
5. Amling's Nursery. This site is located on East Coast highway and is designated
for Retail and Service Commercial land use. The maximum allowed develop-
ment is 5,000 sq.ft. for retail commercial land use only.
6. Villa Point. This site is bounded by East Coast Highway, Jamboree Road, Sea
Island and the Newport Beach Country Club. The site is designated for Multi -
Family Residential land use and is allocated 228 dwelling units. 20%of the units
shall be affordable, with the affordability standards and term determined at the
time of project approval.
7. Sealslancd This area is located on Jamboree Road across from the Newporter
Resort. The site is designated for Single Family Attached development and is
allocated 132 dwelling units, which reflects the existing land use.
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1
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1
' APPENDIX A
APPROVED LOCAL COASTAL PROGRAM AMENDMENTS'
Date of
Council
Amend. No.
Approval
& Resol. No.
3-12-83
LCP 1
Res. No.82-42
Banning -Newport Ranch Planned Community.
Adoption of Planned Community District Regulations
for the 50-acre portion of the City's Coastal Zone
designated as GPA 81-1 Banning Newport Ranch as well
as the 25-acre portion of GPA 81-1 located in unincor-
porated County jurisdiction. [GPA 81-1]
5-9-83 LCP 2 CalTrans West.
Res. No. 83-44 Designated the site for Multiple -Family Residential uses
subject to the requirements for access, view preservation,
affordable housing, park dedication, pedestrian and
bicycle easements and bridge and greenbelt. [GPA 81-2]
10-24-83 LCP 3 North Ford/San Diego Creek South.
Res. No.83-105 Modified land use designation from General Industry to
Administrative, Professional and Financial Commercial
and Multi -family Residential, Recreational and Environ-
mental Open Space uses. [GPA 82-1]
3-12-84 LCP 4 Corona del Mar Elementary School Site.
Res. No.84-18 Redesignated the Corona del Mar Elementary School
Site from "Governmental, Educationaland Institutional"
uses to "Multiple -Family Residential" uses.
[GPA 83-2(A)]
7-23-84 LCP 5 High -Density Residential.
Res. No.84-82 Added a "High -Density Residential" land use category
and applying said designation to the Corona del Mar
Elementary School Site.
2-11-85 LCP 6 Recreational and Environmental Open Space.
Res. No.85-7 Designate various sites and/or portion of sites as
Recreational and Environmental Open Space.
[GPA 81-2(F)]
t
'Italked text -
Coastal Approval Date,
Coastal Resol. Number
-73-
Date of
Council Amend. No.
Approval & Resol. No.
Amendment Description
12-9-85 LCP 7
Crown House Congregate Care Facility.
Res. No.85-97
Changed the land use designation for 3901 E. Coast
Highway from "Low Density Residential" and "Retail and
Service Commercial" to a mixture of "Multi -Family
Residential" and "Administrative, Professional and
Financial Commercial" with specific use limited to senior
citizen housing facilities. [GPA 85-1(B)]
4-28.86 LCP 8
Cannery Village/McFadden Square Specific Area Plan.
Res. No.86-27
Changed land uses designations on several sites in
conjunction with adoption of Specific Area Plan.
[GPA 86-1(A)]
7-14-86 LCP 9
Newporter North, Bayview Landing, and Pacific Coast
Res. No.86-56
Highway/Jamboree Road Sites.
Allowed for construction of an additional 1, 275,000
sq.ft. of office uses, 248,000 sq.ft. of retial and restaurant
uses, and 700 residential units on property in Newport
Center and various peripheral sites. [GPA 85-1(B)]
10-27-86 LCP 10 3014 W. Balboa Blvd.
Res. No. 86-91 Redesignated the property at 3014 W. Balboa Blvd. from
"Two -Family Residential" to "Retail and Service Com-
mercial." [GPA 86-2(C)]
1-26-87 LCP 11A 1550 Bayside Drive.
Res. No. 87-16 Reclassified site at 1550 Bayside Drive from "Low
Density Residential" to "Administrative, Professional,
and Financial Commercial." [GPA 86-3(A)]
1-26-87 LCP 11B Citywide: Residential Lots for Parking.
Res. No. 87-17 Added language so as to permit the use of lots designat-
ed for residential uses, adjacent to commercial districts,
for parking lots to support the commercial development
upon approval of a use permit in each case.
61tatized text - -74-
Coutal Approval Date,
Coutal Reaol. Number
'
Date of
'
Council
Approval
Amend: No.
& Resol. No.
Amendment Description
5-9-88
LCP 12
3841 Ocean Birch Drive.
'
Res. No. 88-36
Reclassified the property located at 3841 Ocean Birch
Drive from "Recreational and Environmental Open
Space" to "Low -Density Residential." (Note: Found not
'
to be in Coastal Zone)
3-28-88
LCP 13
Downcoast Newport Beach.
'
Res. No. 88-22
Established a land use plan for the Downcoast Newport
Beach Area. [GPA 87-3(C)]
1
10-24-88
LCP 14
Land Use Plan Major Update.
'
Res. No. 88-100
Amendments to the Local Coastal Program Land Use
Plan to conform its provisions with respect to permitted
CCC
land uses to the Land Use Element of the General Plan.
'
1-1-90
CCCAmend.1-89
[GPA 87-1(A)]
' LCP 15 Portofina Beach Hotel.
Not processed. [GPA 88-2(A)]
' 8-14-89 LCP 16 119-123 1/2 Agate Avenue.
' Res. No. 89-96 Allowed automobile and general storage in areas
designated for "Retail and Service Commercial: and to
specify these allowed uses in the specific area description
' for Agate Avenue, Balboa Island. [GPA 89-1(E)]
' 9-11-89 LCP 17 4030 E. Coast Highway.
Res. No. 89-104 Redesignated property at 4030 E. Coast Highway
(Kirkwood Motel) from "Retail and Service Commercial"
to "Multi -Family Residential." [GPA 89-1(C)]
' 4-23-90 LCP 18 1900 W. Balboa Boulevard.
Res. No. 90-37 Redesignated 1900 West Balboa Blvd. from "Retail and
Service Commercial" to "Multi -Family Residential."
' [GPA 89-2(D)]
' 'Italiud text - -75-
Coastal Approval Date,
Coastal Resol. Number
Date of
Council Amend. No.
Approval & Resol. No. Amendment Description
11-9-92 LCP 19 Balboa Island Fire Station.
Res. No. 92-126 Redesignated property at 323 Marine Avenue from
"Government, Educational and Institutional" to "Retail
and Service Commercial;" and 124 Marine Avenue from
CCC "Retail and Service Commercial" to "Government,
2-19.93 CCCAmend.3-92 Educational and Institutional." [GPA 89-2(H)]
LCP 20 205 Orangewood Street.
Not processed. [GPA 89-2(I)]
9-23-91 LCP 21 30089 3010 and 3012 West Balboa Boulevard.
Res. No. 91-94 Redesignated properties from "Retail and Service
CCC Commercial" to "Two -Family Residential."
12-13-91 CCCAmend 1-91 [GPA 91-3(A)]
11-13-89 LCP 22 Bayside Drive Open Space.
Res. No. 89-122 Changed the FAR for property at 1801 Bayside Drive
from 0.25 to 0.30 to allow the construction of a 3,740
sq.ft. addition to the Balboa Yacht Club. [GPA 89-2(K)]
10-22-90 LCP 23 Oceanfront Encroachments.
Res. No. 90.100 Established a policy regarding private oceanfront
CCC encroachments onto public property.
6-11-91 CCCAmen&1-90
1-13-92
(4-9-92)
5-26-92
CCC
8-11-92
LCP 24 Corporate Plaza West - Library Exchange.
Res. No. 92-3 Increased the development allocation within Corporate
Plaza West Planned Community from 115,000 sgft. to
145,000 sgft. [GPA 91-1(C)]
---.......... (Withdrawn from Coastal Commission consideration)
LCP 25
Res. No. 92.50
CCC Amend.2-92
498 Park Ave./203 Agate Ave.
Redesignated the land use on the properties from
"Retail and Service Commercial" to 'No -Family Resi-
dential." [GPA 92-1(A)]
'rhlized text - —76-
Coastal Approval Date,
Coastal Resol. Number
11
Date of
Council
Amend. No.
Approval
& Resol. No.
Amendment Description
4-27-92
LCP 26
Corporate Plaza West.
Res. No. 92-32
Rescinded LCP 24.
7-26-93
LCP 27
Hoag Memorial Hospital Presbyterian Master Plan
Res. 93-50
Confirmed the land use designation of the lower campus
of Hoag Hospital and authorized the submittal of an
amendment to the LCP, Land Use Plan to the California
Coastal Commission. (Provision for Master Plan was
CCC
CCC
included in the LCP revision adopted by the Coastal
2-15-94
Amend. 1-93
Commission 1-9-90 [Amendment 89-1].)
4-26-93
LCP 28
Bayview Landing.
Revised the area description for Bayview Landing to
incorporate additional language required by the Califor-
CCC
CCC
nia Coastal Commission in the certification of Local
2-19-93
Amend 3-92
Coastal Program Amendment 3-92. [GPA 92-2(C)]
9-28-92 LCP 29 2209 Bayside Drive.
Res. No. 92-104 Altered the dwelling unit allocation at 2209 Bayside
Drive in order to allow the subdivision of an existing R-1
lot into two single family building sites consistent with
CCC the minimum subdivision standards of the Newport
2-19-93 CCCAmend3-92 Beach Municipal Code. [GPA 92-2(B)]
10-26-92 LCP 30 Castaways Marina.
Res. No. 92-120 Redefined the permitted commercial entitlement of the
Castaways Marina property from 40,000 sq.ft. of Recre-
ational and Marine Commercial to a 71 slip marina and
CCC parking facility with 2,000 sq.ft. of related marina
2-19-93 CCCAmend3-92 support development. [GPA 92-2(A)]
6-14-93 LCP 31 Upper Newport Bay Regional Park.
Res. No. 93-44 Increased the development allocationwithin the Westbay
Parcel of Upper Newport Bay Planned Community from
CCCAmend1-93 8,000 sq.ft. to 10,000 sq.ft. [GPA 92-3(E)]
•1talized text - -77-
Coastal Approval Date,
Coastal Resol. Numlxr
1
Date of
councilm,
11-22-93 LCP 32 Seaward 17.
Res. No. 93-91 Classified the property known as the "Seaward 17
Annexation" for Single -Family Detached Residential
CCCAmend2-93 Uses.
9-12-94 LCP 33 Central Balboa SpecMe Area Plan.
Res. No. 94-84 To reflect land use changes proposed as part of the
Central Balboa Specific Area Plan.
8-22-94 LCP 34 Granville Apartments.
Res. No. 94-79 To redesignate property at the westerly corner of
Newport Center Drive and Granville Drive from"Multir
Family Residential" to "Administrative Professional and
Financial Commercial" uses and allow 5,000 square feet
of office development.
C\jm\LU\I"SUM
1
1
1
II
•Italized tea - -78- '
Coastal Approval Date,
Coastal Resol. Number
i�