HomeMy WebLinkAboutGPAC_2004_07_12CITY OF NEWPORT BEACH
GENERAL PLAN ADVISORY COMMITTEE
AGENDA
July 12, 2004
7:00-9:00 p.m.
7:00 I. Call to Order
7:05 II. Approval of Minutes
• June 21, 2004
OASIS Senior Center
5th and Marguerite
7:15 III. Subcommittee Discussions
Mariner's Mile
West Newport Industrial
Fashion Island/Newport Center
Old Newport Boulevard
8:45 IV. Discussion of Future Agenda Items
JULY 26th MEETING LOCATION:
OASIS SENIOR CENTER
Sth & Marguerite Avenue
8:50 V. Public Comments
DRAFT
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CITY OF NEWPORT BEACH
GENERAL PLAN ADVISORY COMMITTEE
Minutes of the General Plan Advisory Committee Meeting held on Monday, June 21,
2004, at the OASIS Senior Center.
Members Present:
Roger Alford
Ronald Baers
Phillip Bettencourt
'Carol Boice
Elizabeth Bonn
Lila Crespin
Laura Dietz
Florence Felton
Nancy Gardner
Louise Greeley
Mike Ishikawa
Mike Johnson
Bill Kelly
Lucille Kuehn
Barbara Lyon
Marie Marston
Catherine O'Hara
Carl Ossipoff
Members Not Assigned to Subcommittees:
Gus Chabre
John Corrough
Members Absent:
Patrick Bartolic
Karlene Bradley
Staff Present:
Grace Dove
Bob Hendrickson
Tom Hyans (sick leave)
Donald Krotee
Sharon Wood, Assistant City Manager
Patricia Temple, Planning Director
Tamara Campbell, Senior Planner
George Berger, Program Manager
Debbie Lektorich, Executive Assistant
Woodie Tescher, EIP Consultant
Harriet Ross, EIP Planner
Conni Pallini, EIP Planner
Members of the Public Present:
• Laura Curran Jeffrey Lambert
Sharon Dawson Carol Martin
Charles Remley
Larry Root
John Saunders
Hall Seely
Jan Vandersloot
Tom Webber
Ron Yeo
Kim Jansma
Phillip Lugar
Ed Siebel
Raymond Zartler
Bernie Svalstad
I. Call to Order
• Nancy Gardner called the meeting to order.
II. Approval of Minutes
The minutes of the June 7th meeting were approved as submitted.
III. Subcommittee Discussions
Committee members broke into subcommittees discussing land use options for Banning
Ranch, Airport Business Area, Corona del Mar and West Newport Residential. Staff was
assigned to each table to provide assistance if needed.
IV. Discussion of Future Agenda Items
Next meeting July 26th at the OASIS Senior Center.
VI. Public Comments
Laura Curran commented on some of the ideas discussed by the Banning Ranch
Subcommittee: using the Balboa Bay Club as hotel footprint, consider adding public
transit access, and consider neighborhood serving retail. She also stated that she
supports the Corona del Mar BID's landscaping plans and asked that they consider
• using native plants.
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City of Newport Beach General Plan
FORMULATION
FOR GPAC REVIEW • June 30, 2004
EIP Associates
Urban Crossroads, Inc.
Applied Development Economics
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will
initiate its discussion and deliberations to determine the appropriate designations for land use
throughout the City. The first step will be the identification of possible land use alternatives for
the 12 subareas that have been selected by the General Plan Update Committee (GPUC).
Following identification, the consultant team will evaluate the comparative traffic, fiscal, and
environmental impacts of these options.
These Geographic Subarea Discussion Papers are intended to serve as a framework for the
• GPAC's discussion in defining the land use alternatives for each of the following geographic
subareas within Newport Beach: Banning Ranch, Airport Business Area, Lido Marina
Village/Civic Center, Balboa Village, Cannery Village/McFadden Square, Corona del Mar, West
Newport Coast Highway Corridor, West Newport Residential, Mariner's Mile, West Newport
Industrial, Fashion Island/Newport Center, and Old Newport Boulevard. It is understood that
these encompass areas in which change is likely and/or policy intervention is necessary. Other
areas of the City will be addressed by "global" policies that will be subsequently defined during
the planning process.
These papers present an overview of existing conditions, as well as a summary of key planning
issues/findings affecting each subarea's land uses, as identified through the Visioning Process
and the analyses in the Technical Background Report, and raised by City staff. Guiding
Principles that pertain to or affect land use development of the subarea are also provided. Lastly,
initial land use options for each subarea are identified for GPAC to consider, and to stimulate
their identification of additional land use alternatives. The impact analyses will be presented to
and reviewed with the GPAC and at workshops designed for input from the general public in
September. Based on the input received, a Preferred Land Use Plan will be selected in October.
Description of Mariner's Mile
Mariner's Mile is a primarily auto -oriented area located along Coast Highway, which runs west
to east, from the Arches Bridge on the west to Dover Drive on the east end. The area is
comprised of commercial land uses just east and west of Coast Highway, as shown in Figure 8-1.
Commercial uses account for 82.9 percent of land uses in the study area: a mix of marine -related
• commercial uses (boat sales, sailing schools, marina), some auto -related uses (auto dealerships
and service). and neighborhood -serving commercial are located throughout the area. The Balboa •
Bay Club and Resort, a hotel and a private club located on City tidelands, represents 19.4 percent
of uses in the area. Marine related uses account for 12.8 percent of the area, while auto -oriented
uses account for 9.0 percent of the area. Multi -tenant commercial uses that combine a number of
related, or complementary uses in a single building or buildings that are connected .physically or
through design, account for almost 25 percent of area land uses.
Waterfront development, such as dockside restaurants, is concentrated on the southern side of
Coast Highway, while there are more general commercial uses along the northern side.
Secondary uses include salons, restaurants, apparel, and other specialty shops ranging from wine
stores to home furnishings stores. There are a high number of vacancies in Mariner's Mile
relative to the other areas; 8.5 percent of the area contains vacant buildings. Many of these
vacancies are sites with development potential.
The City has recently embarked on a plan, Mariner's Mile Strategic Vision and Design Plan
(adopted by City Council in 2000), to accomplish the following: create a pedestrian -friendly
retail district along the northern portion of Coast Highway in the vicinity of Tustin Avenue,
Riverside Avenue, and Avon Street; improve the auto -oriented strips located on the north side of
Coast Highway, in the western and easternmost portion of the area; create a vibrant public
waterfront south of Coast Highway; upgrade the visual character of the area with new
landscaping and streetscape amenities; and improve private development standards associated
with signage, architecture, and lighting. Parts of the area may not easily adopt a pedestrian
character as there are commercial uses with parking in the front and traffic on Coast Highway is •
heavy. In addition, there is a possibility that Coast Highway could be widened in this area in the
future, which would detract from the intentions of a more pedestrian -friendly environment by
potentially narrowing sidewalks and allowing more traffic in the area. An issue to consider is
how future development will affect the character of Mariner's 'Mile, and what kind of uses the
community would like to have in this area.
The western half of this area is within the Mariner's Mile Specific Plan area. The Specific Plan
has designated the bay side of Coast Highway for Recreational and Marine Commercial, which
allows for the following: (1) continuation of marine -oriented and visitor -serving uses; (2)
maintains the marine theme and character of the area; and (3) encourages public physical and
visual access to the bay. For the area inland of Coast Highway, the Specific Plan allows for
Retail and Service Commercial uses, which is intended to serve as an active pedestrian -oriented
retail area with a wide range of visitor -serving, neighborhood commercial, and marine -related
uses.
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Auto -oriented development in Mariner's Mile
Mariner's Mile Issues
Pedestrian -oriented streetscape along Coast Highway
The following issues were identified for the Mariner's Mile area through the Visioning Process,
Technical Background Report (TBR) analyses, and by staff.
VISIONING PROCESS
1. Mixed -use development is appropriate for portions of Mariner's Mile, and represents an
opportunity for development.
• 2. Some conflicts such as noise have arisen between commercial uses along Coast Hwy and
residential uses on the bluffs above Mariner's Mile.
3. Portions of Mariner's Mile are in need of revitalization.
4. Residents have indicated a desire to utilize other modes of transportation on Coast
Highway, such as enhanced accessibility for pedestrians (e.g. pedestrian access from the
harbor to Mariner's Mile).
5. Pedestrian access is vital to encouraging alternative travel modes. Pedestrian crossing of
Coast Highway between Newport Boulevard and the Back Bay Bridge has been raised as
a particular concern.
TECHNICAL BACKGROUND REPORT
1. Mariner's Mile is characterized by a wide diversity and a fragmented pattern of uses in
distinct subareas. Specifically, the eastern portion of the area can be characterized
primarily by auto -oriented commercial space, while the western portion contains local -
serving retail and marine -related commercial uses. At issue are the appropriate type, mix,
and scale of uses and future development, including the marine uses and the ability to
sustain appropriateness of visitor -serving uses.
2. Programs have been developed for the improvement of the area including Mariner's Mile
Design Framework, which provides several recommendations for sound planning and
urban design.
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3. Portions of Mariner's Mile are vacant and underdeveloped and provide opportunities for •
new development. Impacts of new development on Coast Highway's traffic are of
concern.
4. Some marine -related uses have left theMariner's Mile area.. There may be some pressure
to transition sites devoted to uses such as boat sales to other uses. For instance, economic
pressure has caused shipyards and water -dependent manufacturing/repair services to be
replaced with retail/restaurants and/or office uses.
5. Multiple property ownerships may complicate coordination of a cohesive pattern of
development.
6. There has been discussion of developing a boardwalk along the waterfront area. Issues
associated with anew boardwalk would include negotiating access from property owners,
relocating the pierhead, and determining economic feasibility of the boardwalk's
development.
7. Supporters of marine related uses would like to see greater use of limited public shore
access sites to increase visitorship or marine industry.
8. Coast Highway is heavily auto -oriented and inhibits extensive pedestrian activity.
CITYSTAFF
1. Parcels located in the western portion of the, area tend to be narrow and deep, while the
parcels in the eastern portion tend to be shallow and wide. This creates an incongruent •
urban pattern with a more village like character in the western portion and a commercial
strip development character along the eastern portion.
2. Pedestrian access across Coast Highway is limited due to the volume and speeds of cars,
the width of the road, and, few signalized crossings.
3, Vehicle access in the area; is also limited as it is difficult to access uses along the north
side of the street when -traveling east, as well as accessing the waterfront development
when traveling west. The width of the highway, as well as the limited number of
signalized intersections contributes to this condition.
Guiding Principles
The following guiding principles are from the Economic Development, Community Character,
Environmental Conservation, Workforce and Special Needs Housing, and Mobility Discussion
Papers, and are pertinent to land use development within the Mariner's Mile area. (Note:
numbers correspond to listing in Guiding Principles document.)
EcommiCDEVELopww
1. General Plan policies will maintain the City's positive fiscal balance.
2. General Plan land use policies will facilitate an economically viable concentration of
marine uses.
3. General Plan policies will encourage the revitalization of older commercial areas. is
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• 4. The General Plan should encourage mixed -use development.
7. General Plan policies will facilitate the development and retention of a variety of
business types that strengthen the vitality of the local economy.
8. Additional development entitlement needs to demonstrate significant fiscal, economic or
other community benefit.
COMMUNITY CHARACTER
2. Maintain and enhance the beneficial and unique character of the different neighborhoods
and business districts that together identify Newport Beach.
3. Future development shall consider the scale, urban form, design, character and quality of
the community.
WORKFORCEAND SPECIAL NEEDS HOUSING
4. Consider the rezoning of under -performing commercial areas to allow residential or
mixed -use development.
MOBILITY
1. Establish General Plan land uses and density/intensity limits that will have less impact on
peak hour traffic.
• 3. Regional traffic will be included in the analysis of land use alternatives, but such traffic
should not be the sole reason for rejecting a land use alternative that would have net
benefits to Newport Beach.
4. In selecting land use and circulation system alternatives, weight will be given to traffic
congestion that is ongoing as well as to congestion that is limited to a few hours of the
day or a few months of the year.
5. The community will accept additional congestion when it chooses to maintain the current
urban form/community character by limiting roadway widening or other circulation
system improvements.
9. Increase City strategies and programs to enhance the development and use of alternative
transportation modes and transportation systems management.
ENVIRONMENTAL CONSERVATION
3. Minimize air quality degradation through land use practices and circulation
improvements that reduce reliance on the automobile.
6. Minimize the exposure of people to noise hazards.
7. Minimize intrusion from light sources.
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Potential Land Use Alternatives for Discussion •
DEVELOPMENT SCENARIOS
For the Mariner's Mile area, several development scenarios have been identified, as discussed
below. These options are not mutually exclusive and could be implemented in combination with
one another and/or with other alternatives developed by GPAC.
1. Mariner's Mile Strategic Vision & Design Framework
Prepared in October 2000, the Strategic Vision and Design Framework outlines a vision for the
future of Mariner's Mile. One of the recommendations of the Framework is to improve the auto -
oriented commercial strip located on the easternmost portion of Mariner's Mile (north of Coast
Highway) and the strip of land east of Irvine Avenue (north of Coast Highway) through
implementation of design and development standards. The Framework also proposes strategies to
enhance the waterfront area and to improve connections from this area to the rest of Mariner's
Mile. Some strategies include creating a pedestrian environment and encouraging visitor -
oriented uses along the waterfront. Creation of a pedestrian -oriented retail district is also a vision
for the.area north of Coast Highway, near Tustin Avenue, Riverside Avenue, and Avon Street.
The intent is to create a "village" district to serve adjacent neighborhoods, visitors, and existing
marine uses, and become a focal point for the area. Implementation of a comprehensive parking
strategy and relocating the United States Postal Service (USPS) Distribution Center are
recommended as strategies to help create a village district. Streetscape improvements to upgrade
the visual character of the area are also included in the Framework. Lastly, the Framework also •
recommends discontinuing a requirement of the Mariner's Mile 'Specific Plan regarding the
provision of marine uses. Currently, the Specific Plan requires that 40 percent of the multi -
tenant properties within the Recreational and Marine Commercial zone to contain marine uses.
This "marine incentive use" has resulted in marine -related uses that have been difficult to
support at times. If the requirement is discontinued, a larger percentage of marine uses will
occur when market forces allow, while fewer marine uses will occur when other uses are
stronger in the market.
Implementation of the Strategic Vision and Design Framework would improve the image of
Mariner's Mile by implementing higher standards for development of the auto -oriented uses
along Coast 'Highway, creation of a pedestrian -oriented retail district north of Coast Highway,
enhancing visitor -serving waterfront uses, and adding Streetscape improvements and
landscaping. These improvements would be in support of the Economic Development Guiding
Principles (EDGP) of helping to maintain the City's positive fiscal balance, encouraging the
revitalization of older commercial areas, and facilitating a variety of business types in the area.
By discontinuing the marine incentive use requirement, marine uses will only be implemented
according to market forces, which would be in support of the EDGP of including an
economically viable concentration of marine uses and revitalization of older commercial areas.
With streetscape improvements and addition of landscaping, the aesthetics of the area would be
enhanced, which would be consistent with Community Character Guiding Principles (CCGP).
These improvements, as well as the creation of a retail village, would help to create a pedestrian -
oriented environment that could encourage patrons and office employees of the area to walk to •
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• the various uses. This could potentially reduce vehicle trips, and in turn, minimize air quality
degradation, which would be consistent with the Mobility Guiding Principles (MGP) and the
Environmental Conservation Guiding Principles (ECGP). A policy in the Framework also
discourages the widening of Coast Highway in this area until all regional alternatives are
exhausted, which would also support MGP. This policy states that if widening of PCH is
adopted as a City policy, private property to be acquired for the right-of-way should be taken as
whole parcels only at fair market value.
2. Existine Mariner's Mile Specific Plan
The existing Mariner's Mile Specific Plan area generally extends from east of Old Newport
Boulevard to Irvine Avenue, south of Avon Street, on both sides of Coast Highway. The western
portion of the Mariner's Mile area contains the entire Specific Plan area. Under the Specific
Plan, the bay side of Coast Highway has been designated for Recreational and Marine
Commercial. This designation allows for the continuation of marine -oriented and visitor -serving
uses, as well as the maintenance of the marine theme and character of the area, and
encouragement of public physical and visual access to the bay. For the area inland of Coast
Highway, the Specific Plan allows for Retail and Service Commercial uses, which is intended to
serve as an active pedestrian -oriented retail area with a wide range of visitor -serving,
neighborhood commercial, and marine -related uses.
Under implementation of the Mariner's Mile Specific Plan, the eastern half of the Mariner's Mile
• area would remain dominated by auto -related uses. The western half of the area north of Coast
Highway under the Specific Plan would consist primarily of the same uses as what exists today,
while the area along Lido Channel would be converted to visitor -serving, neighborhood
commercial, and marine -related uses that are oriented to pedestrians.
The types of uses that would be allowed under the Specific Plan would help facilitate a
concentration of marine uses and could potentially revitalize older commercial areas, which
would be consistent with EDGP. The marine theme and character of the area north of Coast
Highway would be maintained, in support of the CCGP of maintaining and enhancing the unique
character of Mariner's Mile. Implementation of this Specific Plan would not substantially
change the existing uses that are currently in the area; however, intensification can occur.
Therefore, vehicle trips and peak hour traffic could be affected. As such, MGP may not be met.
3. Mixed -Use Villaee Center
Similar to the strategy recommended in the Mariner's Mile Strategic Vision & Design
Framework, this option would implement a pedestrian oriented mixed -use village center in the
area north of Coast Highway, near Tustin Avenue, Riverside Avenue, and Avon Street, as shown
in Figure 8-2. The goal of this option would be to 1) create a focal point within Mariner's Mile
through the redesign of the area as an integrated center containing an intensification of existing
retail and office uses on the ground floor with new residential uses on the upper floors, and 2)
provide a commercial center to serve the residential neighborhoods located to the north. Under
this option, the USPS Distribution Center would be relocated to reduce the presence of trucks
traveling in the area. Compatible uses to existing commercial and office space would take its
• place. The existing parking lot, also shown in Figure 8-2, located between Riverside and Tustin
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Avenues could be improved for a variety of uses. Located in the core of the village center, this •
lot could accommodate a public plaza to serve patrons and residents of the area. A two-story
parking garage with landscaping surrounding the structure and on the rooftop could also be
implemented at this site, and would serve the patrons of the village center, as well as surrounding
uses. Depending on market forces, the vacant lot and vacant buildings located east of Tustin
Avenue canaccommodate office, retail, and/or a combination of marine -related commercial uses
to intensify activities in the area.
Streetscape improvements to Riverside and Tustin Avenues, as well as Coast Highway, would be
implemented under this option in order to foster a pedestrian -oriented' environment within the
Village, as well as to physically connect the uses. Improvements could include the addition of
street furniture and landscaping, as well as widening of the sidewalks. The crosswalks on Coast
Highway at Riverside and Tustin Avenues could be better distinguished with use of different
types of paving, and link the village center with waterfront' uses along Lido Channel.
implementation of a mixed -use village center would be consistent with EDGP by incorporating
mixed -use developments and a variety of business types. The village center would also improve
the character of this portion of Mariner's Mile, which would be in support of'CCGP. In addition,
the village concept would help create a pedestrian -friendly environment that would encourage
residents, patrons, and office employees of the area to walk to other commercial and restaurant
uses. This could reduce vehicle trips and, in turn; minimize of air quality degradation, which
would be consistent with the MGP and ECGP. Lastly, with the addition of residential units in
Mariner's Mile, Workforce and Special Needs Housing Guiding Principles (WSNHGP) would •
be met.
4. Mixed -Use Developments - Other Locations
Mixed -use developments may also be appropriate in other portions of Mariner's Mile.
Specifically, the vacant lots, vacant building, and low -scale multi -tenant commercial space
located south of Coast Highway, and southeast of Tustin Avenue would be suitable sites for this
type of development. Another potential mixed -use site is located north of Coast Highway, west
of Irvine Avenue. Ground floor retail uses with residential units located on the upper floor could
be implemented at these locations, as shown in Figure 8-2. The residents would help serve as an
economic base for the restaurants located on the western portion of 'Mariner's Mile, and
commercial uses located throughout. Ground floor retail uses could consist of various types of
commercial uses or even provide office space, which would be dependent upon market
conditions. The potential mixed -use site located south of Coast Highway would be able to take
advantage of the site's proximity to Lido Channel, where views of the water would be available.
A height of two stories would be appropriate to prevent blockage of views from uses north of
Coast Highway along the bluff.
Under this option, new development could help maintain the City's positive fiscal balance and
revitalize a commercial building, while encouraging mixed -use would be in support of'EDGP.
Depending on the design of the structure, this development could be consistent with CCGP by
enhancing the character of the area. Additional housing units in the area could be provided for
various economicsegments of the population in Newport Beach, and be in support of WSNHGP.
However, implementation of this option would convert a vacant building.and lot to different uses •
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• that could contribute to peak hour traffic and congestion in Mariner's Mile. This would not be in
support of MGP. Lastly, new mixed -use developments have the potential to expose new
residents to noise and light sources from Coast Highway and surrounding uses. However, the
residents may drive less due to the many restaurants and commercial uses in the area, which
would be consistent with ECGP.
5. Marine -Related Commercial Uses Zone
Under this option, marine -related boat sales and other retail commercial uses would be focused
in the eastern portion of Mariner's Mile, north of Coast Highway, as shown in Figure 8-2.
Currently, auto -related commercial uses and fast food restaurants dominate this area. Additional
marine -related commercial uses would be encouraged, and existing uses located in the western
portion of Mariner's Mile could be relocated to this area. Because it can be difficult to
implement development projects on small lots or provide adequate parking, lot consolidation and
shared parking could be encouraged under this alternative. In addition, driveways should be
consolidated to help facilitate traffic flow on Coast Highway by minimizing ingress/egress into
this area.
The intensification of marine -related commercial uses in Mariner's Mile would support EDGP of
maintaining the City's positive fiscal balance and facilitating an economically viable
concentration of marine uses. Depending on the design of new marine -related commercial space,
the intensification of this type of use would maintain the unique character of marine uses in the
area, which would be consistent with CCGP. However, if all marine -related uses are within one
• area, customers could drive to the area and walk to the various stores. This option may not
support MGP, or explicitly further WSNHGP or ECGP.
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6. Residential Corridor
A residential area would be created under this option on the eastern portion of Mariner's Mile
and north of Coast Highway, as shown in Figure 8-2. This area of Mariner's Mile abuts bluffs
that contain single-family homes on top. Residential uses appropriate for this area include multi-
family units at two to three stories in height (limiting heights will prevent the blockage of views
from bluff top homes). Again, the presence of shallow lots in this area would suggest lot
consolidation to accommodate larger structures containing multi -family units. Lot consolidation
would also reduce the number of driveways, which would help facilitate traffic flows on Coast
Highway. Residential development could be landscaped along Coast Highway providing a visual
and noise buffer. Multi -family residential uses would be compatible with the other residential
uses south of this area, and would be served by the commercial uses and restaurants located in
the western portion of Mariner's Mile
The development of multi -family units in Mariner's Mile would be in full support of WSNHGP.
Depending on the design of these residential uses, the aesthetics of the area could be improved
by phasing out auto -oriented commercial uses. This would be consistent with CCGP.
Additionally, residential uses typically generate less vehicle traffic than commercial uses, which
would be consistent with MGP.
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7. Waterfront Walkway •
The concept of a waterfront walkway along Mariners Mile has been of interest to various
community leaders over the last 20 years. The California Coastal Commission requested the City
of Newport Beach to investigate the potential for this walkway for several years, as providing
public access to the waters edge. The development of a Mariners Mile Walkway would traverse
through predominantly private property that currently encompasses various uses ranging from
commercial to residential.
A walkway along the Mariner's Mile waterfront is technically feasible. Although special
technical challenges exist along several of the properties such as the various boat yards, solutions
exist for each property. In order to provide this walkway as a continuous pathway along the
waterfront, the route would traverse both existing landside and waterside spaces. Some pathways
would have to utilize existing parking lot areas and building corridors, while other potential
routes would traverse water space currently occupied'by floating docks and boats.
Implementation of the waterfront walkway would help support CCGP of enhancing the character
of the area, as well as MGP and ECGP of encouraging visitors to walk to various uses along
Lido Channel. This option may also encourage more visitors to the area that would support
existing commercial uses, which could potentially support EDGP.
8. Streetscape Improvements
Similar to what is discussed in the Strategic Vision and Design Framework, implementation of •
streetscape improvements in Mariner's Mile would help facilitate a pedestrian -oriented
environment along the entire length of the area. Additional crosswalks would be included under
this option to serve as a traffic -calming measure and to facilitate easier pedestrian, access, as well
as link the north side of Coast Highway with waterfront uses. Figure 8-2 indicates where these
potential crosswalks could be added. However, traffic flow along Coast Highway could be
interrupted with additional crosswalks. A pedestrian overpass can also be constructed to
facilitate pedestrian crossing on Coast Highway without affecting traffic flows. Although there
are some portions of Mariner's Mile that contain street trees and shrubs, additional landscaping
along the entire length of Coast Highway would provide increased shade and a more pleasant
environment for the pedestrian. Other streetscape -improvements that Mariner's Mile could
benefit from would be the addition of lighting, entry signs, and signage standards for all types of
development to implement a uniform type of sign in the area. These improvements are similar to
the ones recommended in the Mariner's Mile Strategic Vision and Design Framework.
Streetscape improvements and traffic -calming measures would help support CCGP of enhancing
the character of the area, while not supporting MGP of having less impact on peak hour traffic.
This option would not explicitly further EDGP, WSNHGP or ECGP.
9. Widenine of Coast Riehwav
Under this option, Coast Highway would be widened to improve traffic flow in the area. The
City would have to acquire properties adjacent to Coast Highway to accommodate the widening,
and those businesses would have to be relocated. The widening of the street would also not •
facilitate a pedestrian -friendly environment with additional vehicles on Coast Highway.
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• Implementation of this land use option would support the MGP of improving traffic flow. This
option, however, would not help to contribute positively to the City's fiscal balance as funds
would be required to acquire properties and to relocate businesses. In addition, widening of
Coast Highway would not support CCGP of maintaining the unique character of the area or
ECGP of minimizing air quality degradation by reducing reliance on the automobile.
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CITY of NEWPORT BEACH
GENERAL PLAN
Figure 8-1
MARINER'S MILE
EXISTING LAND USE
Residential
= Mutl-Family Residential
Commercial
Auto -Related Commercial
_ Marine -Related Commercial
Personal Services
Furniture
- Multi -Tenant Commercial
— Professional Office/Business/Medical/Vet
111114,11 Community Commercial
' Dine -in Restaurant, Fast Food Restaurant
Hotel
Industrial
Multi -Tenant Industrial
InstitutionaUOpen Space
® Public/Seml Public
- Schools
Other
= Public Parking
u Vacant Building
Vacant Lot
Note: GIS Dab PrgecWn- CA Sole Plore. Zane 6. t 3. Feet.
COSTA MESA
i
S,V w IRYINE
0 500 1000
Feet
Sartre: CM of Newport Oeacb. GEetal Plan, . fly 2003, City
Boundary, May 2003, Pacek, October 2003. Roads, October 2003:
and EIP Assocbtes Fkitl I,VETtw.. September, 2003.
PROJECT NUMBER: 10579-01
Requested by: CP Created by: MV
Date: 06/10/04
c. dA$SUC,ILTf.S
Relocate USPS
Distribution Center
Possible parking structure with
landscaped roof or public plaza
centerpiece
Potential mixed -use site with
retail and residential
QA� 0 125 250 500 750 1,000
NORTH SCALE IN FEET
Streetscape improvements
Opportunity for local -serving
village center; potential mixed -use
development
"4 Potential mixed -use site
with retail and residential
C
I Opportunity for I
waterfront walkway
Marine -related commercial use zone or
residential corridor with potential for
consolidated lots, consolidated driveways,
and shared parking
CITY OF NEWPORT BEACH GENERAL PLAN
Figure 8-2
Mariner's Mile
Potential Opportunity Areas
QSubarea
Boundary
QOpportunity
Areas
HExisting
Crosswalk
HProposed
Crosswalk
Landscaping
eeee
Streetscape Improvements
J J�
Waterfront Walkway
�=�
Potential Access Points
City of Newport Beach General Plan
FORMULATION
G PAC • July 12, 2004
EIP Associates
Urban Crossroads, Inc.
Applied Development Economics
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will
initiate its discussion and deliberations to determine the appropriate designations for land use
throughout the City. The first step will be the identification of possible land use alternatives for
the 12 subareas that have been selected by the General Plan Update Committee (GPUC).
Following identification, the consultant team will evaluate the comparative traffic, fiscal, and
environmental impacts of these options.
• These Geographic Subarea Discussion Papers are intended to serve as a framework for the
GPAC's discussion in defining the land use alternatives for each of the following geographic
subareas within Newport Beach: Banning Ranch, Airport Business Area, Lido Marina
Village/Civic Center, Balboa Village, Cannery Village/McFadden Square, Corona del Mar, West
Newport Coast Highway Corridor, West Newport Residential, Mariner's Mile, West Newport
Industrial, Fashion Island/Newport Center, and Old Newport Boulevard. It is understood that
these encompass areas in which change is likely and/or policy intervention is necessary. Other
areas of the City will be addressed by "global" policies that will be subsequently defined during
the planning process.
These papers present an overview of existing conditions, as well as a summary of key planning
issues/findings affecting each subarea's land uses, as identified through the Visioning Process
and the analyses in the Technical Background Report, and raised by City staff. Guiding
Principles that pertain to or affect land use development of the subarea are also provided. Lastly,
initial land use options for each subarea are identified for GPAC to consider, and to stimulate
their identification of additional land use alternatives. The impact analyses will be presented to
and reviewed with the GPAC and at workshops designed for input from the general public in
September. Based on the input received, a Preferred Land Use Plan will be selected in October.
Description of West Newport Industrial
The area is generally bounded by Newport Boulevard to the east and 16th Street to the north.
Southwest of the West Newport Industrial area lies residential and condominium developments,
beyond which Banning Ranch is located. The City of Costa Mesa is located directly north of the
• area. Figure 9.1 shows the regional location of the area. West Newport Industrial area is a mix of
• residential (41.8 percent), industrial uses including the Newport Technology Center business
park (32.9 percent), and commercial uses (17.3 percent). Other uses include public uses such as
the City Corporation Yard and Carden Hall Elementary School on Monrovia Avenue.
Development in the area dates back to mid -twentieth century.
Commercial uses in the area include professional/medical office (13.2 percent) and auto -related
uses (1.8 percent). There are few neighborhood -serving retail uses in the area (about 2.0 percent
of the area). Some of the commercial uses are under -performing.
While not located within the area, Hoag Hospital just south of the area is a strong presence. The
proximity of Hoag Hospital to the West Newport Industrial area may act as an economic
attraction for new medical and related uses, and has the potential to cause the existing uses and
character of these areas to convert to a more medical focused district.
There are significant amounts of multi -family uses (32.1 percent) in the center of the area, (see
Figure 9.2) separating industrial uses to the north and south of the area. Light industrial uses
(30.0 percent) account for the majority of industrial uses in the area, while marine -related
industry and multi -tenant uses together account for less than 3.0 percent of the area. The mix of
industrial and residential uses is not always complementary within and at the edges of the area.
Some discussion among city staff members has arisen as to the future of the area as an industrial
area.
The City's current General Plan Circulation Element identifies several streets in the area for
• widening and reconfiguration. The streets planned for widening include 151" Street between
Monrovia Avenue and Superior Avenue, Superior Avenue between Placentia Avenue and
Industrial Way, and Placentia Avenue from Superior Avenue to Hospital Road. New road
extensions are planned west of the area for 15°i Street, 17t" Street and 19°' Street (in Costa Mesa).
These streets are planned to extend to a new road to be constructed, Bluff Road, located in the
Banning Ranch area to the west.
is
7
COSTA MESA
it ern �•
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IRVINE
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Figure 9.1 Regional Location of West Newport Industrial
• West Newport Industrial Issues
The following issues were identified for the West Newport Industrial area through the Visioning
Process, Technical Background Report (TBR) analyses, and by staff.
VISIONING PROCESS
■ The mixed residential/industrial area north of Hoag Hospital (West Newport Industrial)
would benefit from revitalization.
TECHNICAL BACKGROUND REPORT
■ There is a deficit of active parks on the City's west side. The ability to increase parklands
is constrained by the land costs and lack of availability of vacant properties.
■ The expansion of Hoag Hospital offers opportunities for the development of medical -
related uses within the West Newport Industrial area.
■ An issue is the character of the West Newport Industrial area —whether it should remain
a small-scale industrial area or change to become more residential in use and character.
■ Multiple ownership of individual parcels inhibits the area's cohesive and integrated
development.
■ The fact that land values are high and continue to rise may make the area more suitable
for other uses, threatening the viability of light industrial uses in the West Newport
Industrial area.
■ The City of Costa Mesa has considered the extension of State Route 55 (Costa Mesa
• Freeway) to 161" Street.
• C/TYSTAFF
■ The current mix of land uses, including mobile homes, single-family residences, auto
related uses, manufacturing and boat storage, in the West Newport Industrial area results
in incompatibility issues with noise, parking and aesthetics.
■ The adjacency of the area to Costa Mesa underscores the importance of inter -
jurisdictional cooperation. Without proper coordination there is a potential to result in
land use incompatibility issues between residential and industrial uses that are proximate
but in different jurisdictions.
■ Access to Hoag Hospital is impeded by current traffic conditions. Congestion at Newport
Blvd. and Hospital Road is particularly heavy.
■ Development activity in the area may benefit from the preparation of a cohesive and
comprehensive plan.
■ Historically, smaller lots and lower land values have enabled the establishment of
industrial start-up businesses in the area.
■ Historically, the region has been a nautical attraction with support uses located in
proximity to the harbor and bay. However, current zoning only permits research and
development (R&D) uses in the Controlled Manufacturing (M-1-A) zoning district.
Limited manufacturing and fabrication of products require the approval of a use permit
by the Planning Commission, indicating marine related industry is not expressly allowed
in this area.
• ■ If the West Newport Industrial area is to retain an industrial character, the type of
industry encouraged and permitted should be reevaluated.
■ The parking supply in the area is sometimes inadequate, particularly for medical offices.
(Typically industrial uses have lower parking requirements than office or medical uses.)
■ Implementation of the Circulation Element may affect the mobile home park on 15`h
Street as planned street improvements such as widening may encroach into the property.
■ The intersections of 17`h Street and Newport Blvd., and 19°i Street and Newport Blvd.
just outside of the study area have been identified as the busiest intersections in Orange
County indicating that the West Newport Industrial area may benefit from or be affected
by future roadway improvements to address current deficiencies.
■ Existing mobile home parks and older apartments provide alternatives to higher cost
housing in Newport Beach.
Guiding Principles
The following guiding principles are from the Economic Development, Community Character,
Environmental Conservation, Workforce and Special Needs Housing, and Mobility Discussion
Papers, and are pertinent to land use development within the West Newport Industrial area.
(Please note: numbers correspond to Guiding Principles listed in their entirety under separate
cover.)
ECONOMICDEVELOPMENT
• 1. General Plan policies will maintain the City's positive fiscal balance.
R
• 2. General Plan land use policies will facilitate an economically viable concentration of
marine uses. '
7. General Plan policies will facilitate the development and retention of a variety of
business types that strengthen the vitality of the local economy.
8. Additional development entitlement needs to demonstrate significant fiscal, economic or
other community benefit.
9. General Plan policies will protect the high value of residential property.
10. General Plan policies shall prepare the City to capitalize on market and demographic
changes and opportunities that emerge in key economic centers of the community.
COMMUNITY CHARACTER
3. Future development shall consider the scale, urban form, design, character and quality of
the community.
WORKFORCE AND SPECIAL NEEDS HOUSING
1. Promote a balanced residential community, comprised of a variety of housing types,
designs, and opportunities for all social and economic segments including very low, low,
moderate, and upper income households.
2. Maintain quality residential development
• principles and policies that encourage the
redevelopment of the City's housing stock.
through the application of sound planning
preservation, conservation and appropriate
4. Consider the rezoning of under -performing commercial areas to allow residential or
mixed -use development.
5. General Plan policies shall protect the high value of residential property.
MOBILITY
1. Establish General Plan land uses and density/intensity limits that will have less impact on
peak hour traffic.
5. The community will accept additional congestion when it chooses to maintain the current
urban form/community character by limiting roadway widening or other circulation
system improvements.
10. Plan the arterial roadway system to accommodate projected traffic at a level of service
acceptable to the community while minimizing neighborhood intrusion.
ENVIRONMENTAL CONSERVATION
3. Minimize air quality degradation through land use practices and circulation
improvements that reduce reliance on the automobile.
6. Minimize the exposure of people to noise hazards.
0
7. Minimize intrusion from light sources.
L
Potential Land Use Alternatives for Discussion
The potential land use alternatives discussed below may be considered for the West Newport
Industrial area, in particular at locations identified as possible "opportunity areas". The area is
largely built out; therefore change in the area is likely to occur as infill, or as
reuse/intensification of existing parcels. Thus, the options presented below are for individual sub
areas and parcels within the area that were identified as possible opportunity areas. Opportunity
areas were identified at locations where low -intensity development, underutilized properties or
vacant parcels exist, or were areas that have been previously identified for study in other City
policy documents. These areas, described below and illustrated in Figure 9.2, were identified as
possible opportunity areas in which to consider one or more of the land use options presented in
this section.
North Portion. Bounded by the City of Costa Mesa to the north, this area includes parcels
along 16°i Street and Production Place, between Superior and Monrovia Avenues. Existing
uses in this area include auto -related uses, specialty auto or marine assembly, storage and/or
distribution, and other light industrial uses. This area was identified because there is a
consolidation of light industrial uses in the area that differs from other uses in the West
Newport Industrial area.
Newport Technolog,v Cente . This Research and Development (R&D) business park is
• located on Superior Avenue between the Newport City Yard and residential uses. Currently,
the Newport Technology Center is under -performing with a high vacancy rate. Research and
Development uses were adversely affected by the dot.com "bust' resulting in many newer
business park developments experiencing high vacancy rates. General office tenants have
recently been approved to occupy a portion of the otherwise vacant space.
Triangle Portion. The mix of land uses forms the triangular shape bounded by Carden Hall
Elementary School to the north and Monrovia Avenue to the east and Banning Ranch to the
west. This area is identified as an opportunity area due to the current mix of industrial and
commercial uses.
Hospital Road Medical Uses. The medical related uses north of Hoag Hospital and Hospital
Road are healthy, viable uses. There may be an opportunity to intensify the uses here,
creating a hub of hospital support uses and providing an economic stimulus for the area.
Mobile Home Parks. Four mobile home parks are located in the center of the West Newport
Industrial area. One is located east of Placentia, bounded by Monrovia to the east and 15''
Street to the south; this mobile home park abuts industrial uses located on Production Place.
Three mobile home parks are located west of Placentia, bounded by Superior Avenue to the
southeast. Light industrial uses in Costa Mesa abut the properties to the north. These areas
were identified as opportunity areas due to their susceptibility to convert to higher value land
uses, although they currently provide more affordable housing options to Newport Beach
residents. There is a Mobile Home Park Overlay (MHP) in place that offers protection of
• these uses, but the MHP does not preclude new development outright.
• The land use options discussed below are not mutually exclusive and could be implemented in
combination with one another and/or other alternatives developed by GPAC. These land use
options are also presented in Table 9-1, which correlates the land use alternatives to specific
geographic areas for which they may be considered.
DEVELOPMENT SCENARIOS
1. Industrial and Marine Uses
This option calls for preserving and enhancing industrial and marine uses such as those related to
boat storage and repair, ship building, and specialty parts manufacture, such as sails. This option
could be applied in the North Portion and/or the Triangle.
Existing uses in the North Portion are primarily industrial and light manufacturing, with uses
such as automobile detailing, and specialty parts sales and distribution. Marine uses such as boat
repair, and specialty parts shops could be targeted for development in this area. This area is
directly adjacent to land within the City of Costa Mesa's jurisdiction. The uses along 16ih Street
are designated for "Light Industry" by the City of Costa Mesa. As such, the two areas could be
developed cooperatively to capitalize on marine industries, becoming a center of activity for
marine support uses.
This alternative could also be applied to the Triangle portion west of Monrovia Avenue, as
currently the area is a mix of industrial and commercial uses. The conversion to all industrial and
• marine uses in the Triangle area would provide a more cohesive character and provide a
potentially more compatible development pattern. However, compatibility with land uses east
and west of the Triangle could be in question, as those uses are primarily residential. Industrial
uses may not be compatible with residential uses proposed in Banning Ranch, if those uses are
approved in the plan for that property.
Another consideration is the presence of Carden Hall Elementary; depending on the type of
marine uses allowed, industrial uses may not be compatible with the existing educational facility
or with potential residential uses in Banning Ranch, if that is the plan approved for that property.
•
The option for Industrial and Marine uses in either the North Portion or Triangle potentially
supports the Economic Development Guiding Principle to facilitate the development and
retention of a variety of business types that strengthen the vitality of the local economy. If the
zoning regulations were altered to allow marine uses in this area outright, then the option would
also contribute to the principle of facilitating an economically viable concentration of marine
uses.
While industrial uses in this area support the region's recreational and leisure activities and
contribute to Newport Beach's nautical heritage and character, current zoning requires a use
permit for any marine related industries. With Newport Beach's high land values, these industrial
uses may not be the most beneficial to the city's fiscal viability, as residential uses would likely
provide more tax revenue to the city. Therefore the policy to encourage marine industrial uses in
the West Newport Industrial area should be evaluated in this context.
W
2. Residential Uses
Residential uses continue to be in high demand throughout the region. Rising land values cause
under-utilized properties to convert to residential uses such as single-family residential uses. An
opportunity may be present in the West Newport Industrial area to convert industrial and under-
performing commercial uses to housing. Specifically, four areas are identified for potential
residential uses: the Triangle, the Newport Technology Center, the Mobile Home Parks, and the
North Portion. Existing zoning in the residential portions of the area allows 20 dwelling units per
acre. This zoning could be retained and applied to new residential development, providing for
more compact housing that could be moderately priced.
Residential uses could be developed in the Triangle providing a connection between existing
mobile home residential uses and potential future development in Banning Ranch. Roadway
extensions and reconfigurations that would reinforce such a connection are described in the
Circulation Element. The replacement of existing industrial uses with residential uses would
possibly require land remediation for future housing developments. The Triangle would be an
unique opportunity to consider higher density residential uses due to the area's large parcel sizes,
existing mix of uses and proximity to existing higher density housing units.
Another area for residential uses includes the Newport Technology Center. The Center currently
contains research and development uses and is largely vacant. This would entail the reuse or
redevelopment of the Center, replacing existing uses with residential uses such as studios, lofts
or apartments.
• Several mobile home parks are located in the West Newport Industrial area presently. Retention
of these mobile home parks would provide options for workforce and special needs housing.
Although the Mobile Home Park Overlay exists, it may become necessary to implement
additional protections from market forces. Rising land values and demand for housing may place
pressure on these mobile home parks to convert to higher density housing or luxury housing. The
character of surrounding uses, i.e., industrial uses, may discourage such conversion. Maintaining
any residential uses on the mobile home park parcels may result in exposure to potential conflicts
(noise, parking, air pollution) with adjacent industrial uses (current or future) unless the entire
area converts to residential uses.
0
The North Portion may also be suitable for residential areas. While the City of Costa Mesa's
current land use designations specify industrial uses north of the North Portion, discussion of
replacing those uses with commercial or residential uses has arisen. Given that residential uses
abut the area to the south, new residential uses might be a compatible option.
The provision of additional housing opportunities in any of the four areas is consistent with the
City's Housing Element goals and Workforce and Special Needs Housing Guiding Principles to
provide a variety of housing types in the City, and the Economic Development Guiding Principle
to maintain high residential values. An increase in residential land uses might trigger the need to
provide additional public services, such as a park and a fire station. This need may not be
consistent with the Economic Guiding Principle to maintain fiscal balance. Retaining the mobile
home uses supports the Guiding Principle to maintain the city's existing housing stock.
0
Future new residential uses in the West Newport Industrial area might be subject to increased
traffic as the result of street improvements, as identified in the Circulation Element. Future
roadway improvements across the Santa Ana River, such as the 190' Street bridge or connections
across 17`" or 19°i Streets have been suggested, although opposition from adjoining communities
has postponed activity to date.
3. Intensification of Medical Related Uses
As Hoag Hospital is a strong presence and economic stimulus in the area there is the opportunity
to capitalize on it. Allowing the intensification of medical related uses would result in a
concentration of those uses, improving the economic viability of area. This option is considered
for the Hospital Road Medical area and the Newport Technology Center.
The option to intensify medical related uses could be applied in the Hospital Road Medical area.
Currently, the uses in this area include medical offices and related uses. Intensification of
medical related uses in this area could result in increased revenue for the city, supporting
Economic Development Guiding Principles of maintaining fiscal balance and increasing retail
sales. This option could potentially contribute to principles of developing and retaining
businesses that strengthen the local economy and capitalizing on key economic centers of the
community. However, traffic congestion and air pollution could also increase with development
intensity in conflict with Environmental Conservation principles to minimize air quality
degradation.
• Medical related uses may also be considered for the Newport Technology Center. This option
would convert the business park to medical office or medical -related manufacturing uses.
Conversion of R&D uses to medical related uses would likely be more easily implemented than
conversion to residential uses, another option for the Center site. Intensifying uses at this site has
the potential to increase traffic congestion in the area as the Center is not fully occupied at this
time. Converting the Center to medical related uses would have the same potential benefits as
those listed for the Hospital Road area, in addition to relieving current weak economic conditions
at the. Center.
4. Retain Newport Technology Center
•
This option would retain the Newport Technology Center for office and research and
development uses. No redevelopment or additional development activity would occur under this
option. This option would not directly support Guiding Principles with the exception of the
Environmental Conservation Guiding Principle to minimize air quality degradation as more
intense uses would not be implemented and existing conditions would remain the same. As the
Center is currently underperforming no change to this area might be counter to Economic
Development principles of optimizing retail sales and strengthening the local economy.
E
E
•
Table 9.1 West Newport Industrial Development Options by Opportunity Area
Development Options
OP rtunit Areas
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rn
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Ca
2
Z
Z U
iE
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1
Industrial and Marine Uses
X
X
2
Residential
X
X
X
X
3
Medical Related Uses
X
X
4
Retain Newport Technology Center
X
10
City of Newport Beach General Plan
FORMULATION
GPAC REVIEW • July 12, 2004
EIP Associates
Urban Crossroads, Inc.
Applied Development Economics
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will
initiate its discussion and deliberations to determine the appropriate designations for land use
throughout the City. The first step will be the identification of possible land use alternatives for
the twelve subareas that have been selected by the General Plan Update Committee (GPUC).
Following identification, the consultant team will evaluate the comparative traffic, fiscal, and
environmental impacts of these options.
• These Geographic Subarea Discussion Papers are intended to serve as a framework for the
GPAC's discussion in defining the land use alternatives for each of the following geographic
subareas within Newport Beach: Banning Ranch, Airport Business Area, Lido Marina
Village/Civic Center, Balboa Village, Cannery Village/McFadden Square, Corona del Mar, West
Newport Coast Highway Corridor, West Newport Residential, Mariner's Mile, West Newport
Industrial, Newport Center/Fashion Island and Old Newport Boulevard. It is understood that
these encompass areas in which change is likely and/or policy intervention is necessary. Other
areas of the City will be addressed by "global" policies that will be subsequently defined during
the planning process.
These papers present an overview of existing conditions, as well as a summary of key planning
issues/findings affecting each subarea's land uses, as identified through the Visioning Process
and the analyses in the Technical Background Report, and raised by City staff. Guiding
Principles that pertain to or affect land use development of the subarea are also provided. Lastly,
initial land use options for each subarea are identified for GPAC consideration, and additional
land use alternatives may be identified through this process. The impact analyses will be
presented to and reviewed with the GPAC and at workshops designed for input from the general
public in September. Based on the input received, a Preferred Land Use Plan will be selected in
October.
Description of Newport Center/Fashion Island
Newport Center is generally located in the center of the city, north of Coast Highway between
Jamboree Road and MacArthur Boulevard as shown in Figure 10-1 below. Newport Center is a
• regional center of business and commerce that includes major retail, professional office,
• entertainment, recreation, and housing in a master planned mixed -use development. Fashion
Island, a major retail shopping center, forms the nucleus of Newport Center, and is framed by
this mixture of office, entertainment, residential, and housing. Newport Center Drive, a ring road
that surrounds Fashion Island, connects to a number of interior roadways that provide access to
the various sites within the Center and to the three major arterials that service this development.
High-rise office and hotels buildings to the north of the Center form a visual background for
lower rise buildings and uses to the south and west.
Newport Center is essentially built out with the exception of a couple of vacant strips of land in
the southeast portion of the site. There is entitlement for 100 additional rooms on the Four
Seasons hotel site and just less than 300,000 square feet of entitled undeveloped retail space in
Fashion Island. Combined, Newport Center and Fashion Island contain commercial land uses
that represent 57.4 percent of this sub area. Fashion Island, a regional mall with a mix of
specialty shopping, accounts for 15.8 percent of the uses within the sub area. Newport Center
consists of professional office uses (26.6 percent of the study area), two hotels (6.3 percent),
multi -tenant commercial (5.9 percent), public and semi-public uses such as the Police and Fire
Departments and Orange County Museum of Art and Sports Museums (2.9 percent), and
entertainment (1.5 percent) uses along the perimeter of Newport Center Drive. The Center is also
the site of a transportation center, located at San Joaquin Hills Drive and MacArthur Boulevard
that includes a Park and Ride.
A large open space area (26.1 percent) adjacent to Coast Highway and Jamboree Road in the
• western portion of the sub area is the site of the Newport Beach Country Club and Balboa Bay
Tennis Club. Single- family attached and multi -family residential uses (10.4 percent) also are
located in this quadrant. There is a considerable amount of vacant land (approximately 16 acres)
between MacArthur Boulevard and Avocado Avenue. Newport Center is largely built out, but
there has been discussion of future development of office, hotel, retail, and residential uses in
this area.
COSTA MESA ♦/..
r
IRVINE
P
Figure 10-1 Regional Location of Newport Center/Fashion Island
0
• Newport Center/ Fashion Island Issues and Opportunities
The following issues were identified for Newport Center/Fashion Island through the Visioning
Process, findings of the Technical Background Report (TBR), and input from City staff.
VISIONING PROCESS
A majority of residents and businesses support keeping retail space at current levels in
Fashion Island, while some are willing to support expansion of existing stores and
moderate increases for new businesses.
2. A majority of residents and businesses support little or no change to Newport Center,
while some are willing to allow growth for existing companies.
3. Newport Center has been identified as an area of the City appropriate for mixed -use
development integrating housing and commercial or office space.
4. There is no consensus that hotels should be built in the City. However, if new hotels were
to be built, a majority of resident and business survey respondents support building new
hotels in Newport Center.
TECHNICAL BACKGROUND REPORT
1. Based on current zoning, there is additional development capacity in Newport Center for
• 100 additional hotel rooms on the Four Seasons Hotel site. There is also additional
development capacity of just less than 300,000 square feet in Fashion Island.
CITY,STAFF
1. There are opportunities to improve the pedestrian circulation linkages between the
properties in Newport Center in general, and in particular between Fashion Island and
other properties in Newport Center.
2. There is a high level of peak -hour traffic on the major streets that provide access to
Newport Center: Coast Highway, MacArthur Boulevard, and Jamboree Road.
3. There are parking issues at some locations in Newport Center. For example, the medical
offices in Block 400 lack parking, and parking around the theatre in Blocks 200 and 300
is not clearly designated.
4. There is multiple ownership of the properties in Corporate Plaza, and Blocks 100, 200
and 300 bounded by Coast Highway, Newport Center Drive, San Miguel and Avocado
Avenues. This ownership pattern could inhibit the reuse/intensification of properties in
this area over the long term (20-30 years) in a uniform and cohesive manner.
5. The vacant parcel located between Avocado and MacArthur Blvd. south of San Miguel
Drive is to be dedicated to the City for open space and possibly additional parking for the
Central Library.
40
• 6. Pacific Life is one of few corporate headquarters in Newport Beach and is a significant
employer. They have expressed a need to expand their operations to retain headquarters
in Newport Beach.
Guiding Principles
The following guiding principles from the Economic Development, Community Character,
Environmental Conservation, Workforce and Affordable Housing, and Mobility Discussion
Papers, are relevant to land use development within Newport Center and Fashion Island. The
numbering of the principles indicated below correspond to their listing in the Guiding Principles
discussion papers from which they are drawn.
ECONOMICDEVELOPMENT
1. General Plan policies will maintain the City's positive fiscal balance.
4. The General Plan should encourage mixed -use development.
5. General Plan policies will support City efforts to optimize retail sales capture in the
community.
6. The quantity of land designated for commercial use and the development standards that
regulate such uses shall reflect the market support that can reasonably be anticipated
during the General Plan time horizon.
Is 7. General Plan policies will facilitate the development and retention of a variety of
business types that strengthen the vitality of the local economy.
•
8. Additional development entitlement needs to demonstrate significant fiscal, economic or
other community benefit.
9. General Plan policies will protect the high value of residential property.
10. General Plan policies shall prepare the City to capitalize on market and demographic
changes and opportunities that emerge in key economic centers of the community.
11. The General Plan shall support the careful expansion of visitor -serving businesses and
facilities, including hotels and meeting facilities.
COMMUNITY CHARACTER
2. Maintain and enhance the beneficial and unique character of the different neighborhoods
and business districts that together identify Newport Beach.
3. Future development shall consider the scale, urban form, design, character and quality of
the community.
0
• WORKFORCE AND SPECIAL NEEDS HOUSING
1. Promote a balanced residential community, comprised of a variety of housing types,
designs, and opportunities for all social and economic segments including very low, low,
moderate, and upper income households.
3. Consider mixed -use development as a means to create additional housing opportunities.
5. General Plan policies shall protect the high value of residential property.
MOBILITY
1. Establish General Plan land uses and density/intensity limits that will have less impact on
peak hour traffic.
2. Consider the potential benefits and costs (housing, social, community character, fiscal
and economic) of land use and circulation system alternatives as part of the process of
adopting goals regarding acceptable levels of service for the circulation system.
4. In selecting land use and circulation system alternatives, weight will be given to traffic
congestion that is ongoing as well as to congestion that is limited to a few hours of the
day or a few months of the year. '
8. Consider urban scale development in areas where there is potential for development
• patterns that will minimize traffic.
9. Increase City strategies and programs to enhance the development and use of alternative
transportation modes and transportation systems management.
ENVIRONMENTAL CONSERVATION
3. Minimize air quality degradation through land use practices and circulation
improvements that reduce reliance on the automobile.
5. Encourage the protection and creation of public viewsheds within the City.
7. Minimize intrusion from light sources
Suggested Land Use Alternatives
The potential land use alternatives discussed below may be considered for Newport
Center/Fashion Island, in particular at locations identified as possible "opportunity areas". As
Newport Center and Fashion Island are largely built out, any significant change in the area will
occur as infill, or reuse/intensification of existing parcels. Thus, the options presented below are
for individual sub areas and parcels within the Center that were identified as possible opportunity
areas. Opportunity areas were identified at locations where low -intensity development,
underutilized properties or vacant parcels exist, or areas that have been identified for possible use
in other City policy documents. These areas, described below, were identified as possible
opportunity areas in which to consider one or more of the land use options presented in this
• section.
• A. Civic Plaza. Located at San Joaquin Hills Road between Jamboree, San Clemente and
Santa Barbara Drives, existing uses in this area include civic offices and uses such as the
Police Department headquarters and a City Fire Station, as well as offices, auto uses,
specialty retail and open space. This location was identified as an opportunity area because
the existing intensity (low rise 2-story offices) of development allows the opportunity for
intensification and/or reuse of these properties.
B. Financial Plaza. Located at San Joaquin Hills Road between Santa Rosa and Newport
Center Drives, existing uses in this area include office, hotel (Four Seasons), specialty retail,
and multi -tenant commercial. This location was identified as an opportunity area because
there is undeveloped entitlement for 100 rooms on the Four Seasons hotel site
C. Block 500. Located at San Joaquin Hills Road between Santa Rosa and San Nicolas
Drives, the existing use in this area is dominated by offices. This location was identified
because the extensive area of surface parking presents an opportunity for
reuse/intensification of existing uses and or alternative development options with the addition
of structured parking.
D. Avocado North. Located between MacArthur Boulevard and Avocado Avenue north of
San Miguel Drive, this property is currently vacant. This area was identified as an
opportunity area because its use will change based upon its inclusion in the Housing Element
as a future housing site. A General Plan amendment and zone change are in process for this
site to accommodate housing.
• E. Newport Village. Located south of San Miguel Drive between MacArthur Boulevard and
Avocado Avenue, this area is currently vacant. It was identified because it was dedicated to
the City for use as open space pursuant to the Circulation Improvement and Open Space
Agreement (CIOSA).
is
F. Gateway/Theatre Plaza. Located at Newport Center Drive between San Miguel and
Farallon Drives, existing uses in this area include a theatre, restaurants, retail, seasonal
services and office uses. This area was identified based on the low intensity of development
and the opportunity for reuse/intensification of these properties over the term of this general
plan update. There is also a need to establish better relationships between the uses and the
location of parking for the uses in this area.
G. Fashion Island. Located in the center of Newport Center this area is a regional shopping
center. It was identified as an opportunity area because there is 300,000 square feet of
undeveloped entitlement remaining on this property, and there is the opportunity to consider
optional land uses at this location.
H. Southwest Quadrant. Located on Coast Highway between Jamboree Road and Newport
Center Drive, this area contains a golf -resort, hotel, and residential uses. There is a small
vacant parcel in this area that may be considered for future development opportunities.
I. Block 700. Located in the block bound by Newport Center Drive, Santa Cruz and San
Clemente Drives, and Santa Maria Road, this parcel contains the corporate offices of Pacific
0
• Life, the only tenant on the site. This area was identified because Pacific Life, a valued
corporate citizen, has expressed a desire to expand on their current site.
The land use options discussed below are not mutually exclusive and could be implemented in
combination with one another and/or other alternatives developed by GPAC. Figure 10-2 depicts
the opportunity areas and the various land use alternatives considered for each area. These land
use alternatives are also presented in Table 10-1 at the end of this discussion. This table
correlates the land use alternatives to specific geographic areas for which they may be
considered.
DEVELOPMENT OPTIONS FOR NEWPORT CENTER /FASHIONISLAND
1. Mixed Use Development
This land use alternative may be characterized by vertical mixed use in a building with
commercial development on the ground floor and residential on the upper floors, or as an
integrated development on a large parcel that includes residential and commercial uses in
separate buildings, such as currently exist in this area. Mixed -use projects under this scenario
may be considered up to the height limits specified in the Zoning Code. Newport Center, with its
concentration of mid- and high-rise offices and Fashion Island, represents a major employment
center in the City and the region. The provision of housing as a component of a mixed use
project with commercial on the ground floor and housing above, would support and strengthen
the economic vitality of the area and further increase the market for the retail and support
• services and uses in Newport Center and provide an opportunity to heighten/improve pedestrian
activity in a prime activity center of the City. Mixed -use projects would also provide the
opportunity/synergy for additional complementary entertainment, cultural and recreational uses
to this area.
Mixed use is consistent with several guiding principals including Environmental Conservation to
improve air quality due to the reduced trips that result from mixed -use projects relative to single
use development. It is also consistent with Economic Development and Workforce and Special
Needs Housing guiding principles that encourage the consideration of mixed use in appropriate
areas. Mixed use continues to be a viable consideration for this area based upon the continue
success of Newport Center, an already established mixed use development. As shown in Figure
10-2, locations that are suitable for mixed -use projects include Civic Plaza, Fashion Island, and
Gateway/Theatre Plaza.
2. Residential
A variety of residential product types may be considered in this area based on appropriate siting
and density, including attached low-rise single-family housing, high-rise residential, and possibly
senior citizen residential units. The density of these projects should be consistent with the
character of adjacent and/or surrounding development, subject to the height limits expressed in
the Zoning Code, depending on the location. The provision of additional housing opportunities is
consistent with the City's Housing Element goals and Workforce and Special Needs Housing
guiding principles to provide a variety of housing types in the City, and the Economic
• Development guiding principle to maintain high value residential. Further, additional housing
N
• increases the local customer base for commercial uses in Newport Center and reduces traffic for
those who may live and work in the area consistent with Mobility guiding principles. Residential
uses would also provide additional housing opportunities within a major City and regional
employment center. The success of the Colony Apartments indicates that there is market support
for residential in this area. Residential opportunities may be considered in Civic Plaza, Financial
Plaza, Block 500 Plaza, Block 600 and Avocado North as shown in Figure 10-2. Specifically,
high density residential uses could be appropriate on the site of the Four Seasons Hotel, where
views of the ocean would be available. The vacant parcel identified as Avocado North has also
been identified by the City in its Housing Element for consideration as a possible site for
housing. The density of the residential in the Southwest Quadrant may be considered as a guide
for the density of similar attached single-family product that may be developed on other sites in
Newport Center.
3. Hotel
This land use alternative may constitute the development of additional rooms at the existing Four
Seasons Hotel, or a new hotel. The Visioning Process and Economic Development studies
identified the need and desirability for hotels as a way of attracting additional business to the
community. In particular, the study identified the need for hotels with full service meeting
facilities in order for the City to be competitive with ocean front hotels in nearby cities with such
meeting facilities. The scale of such development could be considered at a scale similar to the
existing Marriott Resort in Newport Center. The availability of conference facilities in close
proximity to the large office market in Newport Center would further enhance the viability of the
area. In addition to its location in a vibrant mixed -use center, the advantage of this area for hotels
is its proximity to the coast, a major employment center, and the John Wayne Airport. Hotels are
consistent with several Economic Development principles including capitalizing on market and
demographic changes and opportunities that emerge in key economic centers of the community,
and the expansion of visitor -serving businesses and facilities including hotels and meeting
facilities.
4.Office
At more than 26 percent of the land area in Newport Center, office uses are second only to retail
commercial in the area. The variety of low, mid, and high-rise offices combine to form a
significant employment base in Newport Center. The continued viability of some corporate
entities in the area, such as Pacific Life, will depend on their ability to grow and expand over the
term of this general plan update. The opportunity to expand within their current environs
suggests that the opportunity for expansion of existing office uses be considered as an alternative
for the long-term growth and viability of this area. The scale and/or intensity of the offices may
vary in height depending on their location. Possible locations for office expansion and/or reuse
are in Civic Plaza, Financial Plaza, Block 500, and Pacific Life in Block 700. The multiple -
ownership of properties in Gateway/Theatre Plaza may lend itself to the reuse and/or expansion
of office opportunities over the long term (20-30 years).
0
• 5. Entertainment /Cultural Uses
Entertainment and cultural uses such as theatres, galleries, art schools, and specialty museums,
may be considered for appropriate locations in Newport Center. The addition of these uses with
appropriate pedestrian connections would enhance pedestrian activity in the Center. These uses
may be located in Gateway/Theatre Plaza, which is currently designated for these uses in the
City's General Plan and to complement the entertainment uses that currently exist in this area
such as the Big Newport Theatre. Civic Plaza, where the Orange County Museum of Art is
located, also could be an appropriate location for these uses. These uses are consistent with
Economic Development principles as these uses are a type of visitor service use and they have
the potential to contribute to the continued viability of Newport Center consistent with the
guiding principal to capitalize on market opportunity in key areas of the community. These types
of uses are also be consistent with Mobility guiding principles regarding land uses that are not
peak hour traffic generators.
G. Open Space
Open Space is expected for one of the few vacant parcels remaining in Newport Center as shown
in the Newport Village Area. This area is scheduled to be dedicated to the City for open space
use pursuant to provisions of the CIOSA. There is a need for additional parking for the Central
Library, south of this site, and part of this open space site could be considered to meet that need.
This open space option is consistent with the Community Character guiding principle to balance
• developed lands with adequate open space.
7. Expansion of Retail Uses
Approximately 300,000 square feet of additional retail space is currently entitled for Fashion
Island. This expansion should occur based upon market demand so that it is consistent with
Economic guiding principles including expanding the capture of local retail sales dollars and
maintaining a positive fiscal balance in the community. Whether this amount of development
should be increased over the term of this update of the General Plan will depend on factors such
as market demand, competition among other potential uses on the site, and environmental factors
such as traffic.
8. Draft Newport Center Lone Ranee Plan
In response to a request by the Irvine Company to expand Newport Center, the City produced a
Draft Newport Center Long Range Plan. This plan, which contains goals, objectives,
development standards, and design guidelines for the long-range growth and expansion of
Newport Center, was not adopted because the expansion request was withdrawn. This draft plan
remains a viable alternative that may be considered as a development option.
The guiding principles for the expansion of Newport Center are summarized in the plan as
follows:
■ Regulate development intensity by using vehicle trip generation data.
■ Promote economic development that provides jobs, services, revenues, and opportunities
in a multi -use and fiscally balanced downtown center.
• Maintain, strengthen, and enhance the original design concepts through the development
of design guidelines for Newport Center.
Overall, the plan acknowledges the significance of Newport Center as a critical component of the
City's economy, character and identity, and the policies contained in the plan are intended to
encourage its continued success. Under this plan, the long-range vision for the area is intended to
address existing and future development opportunities for commercial, retail, residential and
office expansion, as well as additional open space. The plan contains land use policies that
establish development intensity limits that range from a height of 35' feet to 300' and allow
additional traffic capacity for specified properties/uses within the Center. The additional capacity
for Newport Center, correlated to the number of additional vehicle trips allowed under this plan,
is 1.3 million square feet and 165 residential units. The additional development intensity allowed
under this plan is intended to encourage a diversified and fiscally balanced mix of land uses in
Newport Center to provide for a regional cultural and employment destination center.
9 Other Improvements to Newport Center/Fashion Island
An area of improvement that may be considered in any future plans for Newport Center and
Fashion Island is pedestrian circulation. A plan to unify the walkways and streetscapes to
enhance pedestrian linkages among the various activity areas, such as the theatres, museum, and
Fashion Island, would improve accessibility throughout the Center.
9
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Table 10-1 Newport Center/Fashion Island Development Options by
Opportunity Area
Opportuni
Areas
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Entertainment/Cultural Uses
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6
Open space
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Expansion of Retail Uses
X
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10
FIGURE 10-2
A. CIVIC PLAZA I
1. Mixed -Use
2. Residential (High -Rise)
4. Reuse/Expansion of Office Uses
I. BLOCK 700
2. Expansion of Office Use
QU
G. FASHION ISLAND
1. Mixed -Use
7. Reuse/Expansion of
Retail Uses
04110eawno
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H. SOUTHWEST QUADRANT
2. Single -Family Residential
F. GATEWAY/THEATRE PLAZA
1. Mixed -Use a
" 4. Office �P
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5. Entertainment/Cultural
7. ReuseRntensification of
Retail Uses
BALBOA ISLAND
B. FINANCIAL PLAZA
2. Residential (High -Rise)
3. Hotel
4. Reuse/Expansion of Office Uses
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`,. C. BLOCK 500
2. Residential (High -Rise)
4. Reuse/Expansion of Office Uses
D. AVOCADO NORTH
2. Residential
E. NEWPORT VILLAGE
6. Open Space
NEWPORT CENTER/FASHION
ISLAND LAND USE
ALTERNATIVES
Existing Land Use
Residenlial
Residential, Single-Famiy Residential
Multi-Famiy Residential
Commercial
Auto -Related Commercial
Personal Services, FitneWGyms
Specialty Retoll, Shopping Mall
Mufti -Tenant Commercial
Professional Office/Business/Med ico Wet
Dine -in Restaurant
Hotel
Entertainment
InstitutionOUOpen Space
Public/Seml-Public
Open Space
Other
Vacant Lot
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PROJECT NUMBER: 10579-01
Requested by: CP Created by: My
Dote: 03/03/04
City of Newport Beach General Plan
FORMULATION
FOR GPAC • July 12, 2004
EIP Associates
Urban Crossroads, Inc.
Applied Development Economics
Introduction
Beginning in May 2004, the Newport Beach General Plan Advisory Committee (GPAC) will
initiate its discussion and deliberations to determine the appropriate designations for land use
throughout the City. The first step will be the identification of possible land use alternatives for
the 12 subareas that have been selected by the General Plan Update Committee (GPUC).
Following identification, the consultant team will evaluate the comparative traffic, fiscal, and
environmental impacts of these options.
• These Geographic Subarea Discussion Papers are intended to serve as a framework for the
GPAC's discussion in defining the land use alternatives for each of the following geographic
subareas within Newport Beach: Banning Ranch, Airport Business Area, Lido Marina
Village/Civic Center, Balboa Village, Cannery Village/McFadden Square, Corona del Mar, West
Newport Coast Highway Corridor, West Newport Residential, Mariner's Mile, West Newport
Industrial, Fashion Island/Newport Center, and Old Newport Boulevard. It is understood that
these encompass areas in which change is likely and/or policy intervention is necessary. Other
areas of the City will be addressed by "global" policies that will be subsequently defined during
the planning process.
These papers present an overview of existing conditions, as well as a summary of key planning
issues/findings affecting each subarea's land uses, as identified through the Visioning Process
and the analyses in the Technical Background Report, and raised by City staff. Guiding
Principles that pertain to or affect land use development of the subarea are also provided. Lastly,
initial land use options for each subarea are identified for GPAC to consider, and to stimulate
their identification of additional land use alternatives. The impact analyses will be presented to
and reviewed with the GPAC and at workshops designed for input from the general public in
September. Based on the input received, a Preferred Land Use Plan will be selected in October.
Description of Old Newport Boulevard
This area is situated east of Newport Boulevard and runs from 15th Street at the north end to
Catalina Drive at the south end. Refer to Figure 11.1 for the area's regional location. Old
• Newport Boulevard was formerly the primary roadway leading into the city from the north. A
residential neighborhood lies directly to the east, while Hoag Hospital is situated to the west
1
• across Newport Blvd. This area is primarily commercial (71.3 percent of the area) comprised
mainly of professional offices, and multi -tenant commercial uses. Secondary uses include
personal services, restaurants, and specialty shopping such as home furnishing stores and beauty
salons. Most specialty retail appears to occupy converted residential buildings. Recently, this
area has experienced a transition towards increased medical office uses. This transition is likely
attributable to the proximity of Hoag Hospital.
•
There are two vacant buildings at the northern end of the study area, (3.5 percent of the area), as
well as a few auto -related uses (4.7 percent) such as auto service repair. The mix of uses is not
always complementary, with auto repair uses adjacent to hair salons and/or specialty retail. This
area is not pedestrian -oriented. While there are some walkable areas, the boulevard is wide and
there are a mix of uses and lot configurations that do not create a consistent walkway. This area
is governed by a Specific Plan.
Personal services commercial along Old Newport Blvd.
Scale is not pedestrian -friendly
COSTA MESA' ,Nn •'
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Figure 11.1 Regional Location of Old Newport Blvd. Area
2
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Old Newport Boulevard Issues
The following issues were identified for the Old Newport Boulevard area through the Visioning
Process, Technical Background Report (TBR) analyses, and by staff.
VISIONING PROCESS
■ Visioning participants felt Old Newport Boulevard could benefit from revitalization.
TECHNICAL BACKGROUND REPORT
■ The expansion of Hoag Hospital offers opportunities for the development of medical -
related uses within the Old Newport Boulevard area.
■ Old Newport Boulevard contains a fragmented mix of uses including professional office,
personal services, auto -related commercial and residential uses. This mix is likely a result
of the boulevard's evolution from a retail thoroughfare and major entry way into the city
to a secondary roadway. Retail commercial uses have recently begun to be replaced with
medical offices.
■ The Old Newport Boulevard area is in a transition stage. Should the area change to
accommodate residential or other uses, or remain a retail -service area?
■ Multiple ownership of individual small parcels inhibits the area's cohesive and integrated
• development.
CITYSTAFF
■ The current mix of land uses in the Old Newport Blvd. area results in potential
incompatibility issues; e.g., noise and aesthetic impacts on personal services uses from
auto repair services.
■ Parcels vary in size and depth; parcels west of Old Newport Blvd. are very deep and vary
in widths, while parcels east of Old Newport Blvd. are narrow and shallow, and abut
residential uses.
■ Parcels west of Old Newport Blvd. have dual frontage, along Newport Blvd. and along
Old Newport Blvd. Access to those parcels is not available from Newport Blvd. and
visibility to these properties has been diminished since the realignment of Old Newport
Blvd.
■ Older craftsman style residences are present along Old Newport Blvd.; there may be the
potential to relocate these or convert these structures for other uses.
■ Some residential units at the periphery of the area have been converted to commercial
uses.
Guiding Principles
The following guiding principles are from the Economic Development, Community Character,
Environmental Conservation, Workforce and Special Needs Housing, and Mobility Discussion
• Papers, and are pertinent to land use development within the Old Newport Boulevard area.
• (Please note: numbers correspond to Guiding Principles listed in their entirety under separate
cover.)
ECONOMICDEVELOPMENT
1. General Plan policies will maintain the City's positive fiscal balance.
2. General Plan policies will encourage the revitalization of older commercial areas.
5. General Plan policies will support City efforts to optimize retail sales capture in the
community.
7. General Plan policies will facilitate the development and retention of a variety of
business types that strengthen the vitality of the local economy.
8. Additional development entitlement needs to demonstrate significant fiscal, economic or
other community benefit.
9. General Plan policies will protect the high value of residential property.
COMMUNITY CHARACTER
2. Maintain and enhance the beneficial and unique character of the different neighborhoods
and business districts that together identify Newport Beach.
3. Future development shall consider the scale, urban form, design, character and quality of
• the community.
WORKFORCEAND SPECIAL NEEDS HOUSING
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1. Promote a balanced residential community, comprised of a variety of housing types,
designs, and opportunities for all social and economic segments including very low, low,
moderate, and upper income households.
2. Maintain quality residential development through the application of sound planning
principles and policies that encourage the preservation, conservation and appropriate
redevelopment of the City's housing stock.
4. Consider the rezoning of under -performing commercial areas to allow residential or
mixed -use development.
5. General Plan policies shall protect the high value of residential property.
MOBILITY
1. Establish General Plan land uses and density/intensity limits that will have less impact on
peak hour traffic.
2. Consider the potential benefits and costs (housing, social, community character, fiscal
and economic) of land use and circulation system alternatives as part of the process of
adopting goals regarding acceptable levels of service for the circulation system.
9
• 5. The community will accept additional congestion when it chooses to maintain the current
urban form/community character by limiting roadway widening or other circulation
system improvements.
ENVIRONMENTAL CONSERVATION
3. Minimize air quality degradation through land use practices and circulation
improvements that reduce reliance on the automobile.
6. Minimize the exposure of people to noise hazards.
DEVELOPMENT SCENARIOS
For the Old Newport Boulevard area, several preliminary development scenarios have been
identified, as discussed below. These options are not mutually exclusive and could be
implemented in combination with one another and/or other scenarios developed by GPAC.
Figure 11.2 shows the Old Newport Blvd. area and illustrates the potential improvements
discussed below.
1. Existine Specific Plan
This option calls for enhancing the existing retail commercial district with an improved
• appearance. The Specific Plan allows for a commercial and mixed -use district with retail and
office uses. Improvements included in the plan would involve entry point and streetscape
enhancements, landscape standards, and improved access, visibility and parking. For instance,
the plan suggests a median parking island concept that would be implemented in the center of
Old Newport Blvd. This would provide a landscaped parking area, enhancing the area's physical
attractiveness and augmenting the parking supply. The plan would result in an improved business
district with a pedestrian -oriented focus. Mixed -use commercial/residential development with
retail support uses would be encouraged. While the existing Specific Plan encourages mixed use
development in the area, the current maximum allowed floor area ratio (FAR) of .75:1 has not
been found to be economically viable. Rather a FAR of 2:1 has been shown to be more viable in
the real estate market. See Figure 11.3 for land uses allowed under this Specific Plan.
Retail viability has been uncertain in this location since the boulevard's realignment. New retail
uses alone may not provide enough of an impetus to revitalize the area. Therefore it is likely that
the addition of new uses in tandem with physical improvements would be necessary for this
option to be successful.
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This option supports the Economic Development Guiding Principles to encourage the
revitalization of older commercial areas, encourage mixed -use development, and optimize retail
sales. Economic Development Guiding Principles to attain fiscal balance and protect the high
value of residential property could also be supported by this option. Additionally, the
development of the specific plan potentially supports the Economic Development Guiding
Principle to facilitate the development and retention of a variety of business types that strengthen
the vitality of the local economy.
5
• The implementation of the Specific Plan would be consistent with the City's Housing Element
goals and Workforce and Special Needs Housing Guiding Principles to provide a variety of
housing types in the City, encourage mixed -use development, and consider rezoning under-
performing commercial uses. This option would likely support the Community Character
Guiding Principle to maintain and enhance the beneficial and unique character of the business
district.
•
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•Myy1'�y�s� �'T ,`���' y. 1��rJ ,,,'•. i , �t'Tyl.�.S-,'�, a
•" .f� r tl f `� CITY OF NEWPORT BEACH GENERAL PLAN
�► Figure 1 1.3
Old Newport Boulevard
Potential Improvements
Subarea Boundary
Streetsca a Imp
rovements
rovements
P P
u:,an., Median Parking
• i 4�#�y�� Feel
0 13D 260 520 780 1,040
%�.Y NORTH SCALE IN FEET
Figure 11.2 Old Newport Boulevard Area Improvements
7 _
•
Figure 11.3 Old Newport Boulevard Specific Plan
2. Medical Related Uses
This option would result in the conversion of retail and commercial uses to medical office or
ancillary medical uses to establish a specialized medical district. The proximity of Hoag Hospital
suggests this would be a viable option for the area as medical related uses have already
flourished north of the Hospital.
Conversion of the existing commercial uses would ameliorate the incompatibilities currently
experienced and would result in a more cohesive development pattern. Consolidation of the
smaller parcels would facilitate redevelopment of the area, making new development more
economically viable. For instance, parking for multiple parcels could be shared in a single
parking area, instead of having to accommodate parking requirements on very small parcels.
This option supports the Economic Development Guiding Principle to encourage revitalization
of older commercial areas, and optimize retail sales by capitalizing on an existing local economic
stimulus, Hoag Hospital. The option potentially supports the Economic Development Guiding
Principle to facilitate the development and retention of a variety of business types that strengthen
the vitality of the local economy.
This option would not address Workforce and Special Needs Housing Guiding Principles.
• However, the option would be consistent with the Mobility Guiding Principles to have less
. impact on peak hour traffic, as medical uses would likely generate continuous moderate levels of
vehicle trips.
3. Residential Uses
Residential uses continue to be in high demand throughout the region. Rising land values have
caused under-utilized properties to convert to higher yielding land uses such as single-family
residential uses. There is an opportunity to capitalize on this housing trend by converting the Old
Newport Blvd. area into a residential neighborhood. Three versions of this option are described
below.
A.) Residential. This option could be applied as primarily residential, converting the area
to a residential neighborhood with a limited amount of neighborhood supporting uses.
This option might best be applied reconfiguring Old Newport Blvd. with consideration of
its closure to through traffic from Newport Blvd. to protect residences from noise, traffic
and related impacts.
B.) Mixed -Use Development. Another option would be to allow mixed -use residential
providing greater flexibility of uses. Retail services could continue to be provided along
the ground floor, serving the existing surrounding neighborhoods. Housing and offices
could be developed at two to four stories above the retail uses. This would allow the area
• to form a buffer for the existing residential neighborhood to the east, providing the
opportunity to create a better transition from Newport Blvd. while still accommodating
much desired housing.
0
C.) Medical Related Housing. A medical related housing option would encourage short-
term housing uses such as convalescent care facilities, surgery recovery centers and other
short-term rehabilitation uses. These facilities could address short-term accommodation
needs related to local medical clinics and/or Hoag Hospital.
All three residential options would likely be facilitated by parcel consolidation as current
conditions present small and inconsistently sized parcels. The provision of additional housing
opportunities is consistent with the City's Housing Element goals and Workforce and Special
Needs Housing Guiding Principles to provide a variety of housing types in the City, encourage
mixed -use development and consider rezoning under -performing commercial uses. Development
of additional residential uses would help meet the Workforce and Special Needs Housing
Guiding Principle to provide a balanced residential community of varying housing types and
offer an opportunity to provide affordable housing.
The residential options also support the Economic Development Guiding Principle to maintain
high residential values by improving uses in the area. Residential options may not address the
Community Character Guiding Principles to maintain the current character of the business
district, but these options would likely enhance the urban form, design and quality of the
community.
0
• Selecting the mixed -use housing could be more significant to maintaining the City's fiscal
balance and optimizing retail sales capture because of its retail related benefits. Converting to
residential only would decrease retail sales and create an additional need for public services. The
Mobility Guiding Principle related to peak hour traffic would be best addressed by the mixed -use
option as retail uses do not generally produce high peak hour trips.
•
0
10
GENERAL PLAN ADVISORY COMMITTEE
Monday, July 12, 2004
Roger Alford (Npt ctr)
(/ Ronald Baers (w Npt Ind)
Patrick Bartolic (Nptctr)
Phillip Bettencourt (w Npt Ind)
Carol Boice (Nptctr)
Elizabeth Bonn (Old Npt Blvd)
Karlene Bradley (Npt ctr)
Gus Chabre (w Npt Ind)
John Corrough (Mariners)
Lila Crespin (Nptctr)
Laura Dietz (w Npt Ind)
• Grace Dove (Old Npt Blvd)
Florence Felton (w Npt Ind)
Nancy Gardner
Louise Greeley (w Npt Ind)
Bob Hendrickson (Nptctr)
Tom Hyans
Mike Ishikawa (Mariners)
Kim Jansma (w Npt Ind)
Mike Johnson (Mariners)
Bill Kelly (Old Npt Blvd)
Donald Krotee (Old Npt Blvd)
Lucille Kuehn (Nptctr)
✓ Philip Lugar
Barbara Lyon (Old Npt Blvd)
• Marie Marston (w Npt Ind)
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Catherine O'Hara (w Npt Ina) gb3&k 4 n I
Carl Ossipoff (Mariners)
GENERAL PLAN AD91SORY COMMITTEE
Monday, 7uly 12, 2004
PUBLIC SIGN -IN
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• GENERAL PLAN ADIRSORY COMMITTEE
Monday, July 12, 2004
PUBLIC SIGN -IN
NAME ADDRESS/PHONE
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CITY OF NEWPORT BEACH
GENERAL PLAN ADVISORY COMMITTEE
Minutes of the General Plan Advisory Committee Meeting held on Monday, July 12,
2004, at the OASIS Senior Center.
Members Present:
Roger Alford
Louise Greeley
Marie Marston
Ronald Baers
Bob Hendrickson
Carl Ossipoff
Phillip Bettencourt
Mike Ishikawa
Larry Root
Carol Boice
Mike Johnson
John Saunders
Elizabeth Bonn
Bill Kelly
Hall Seely
Gus Chabre
Donald Krotee
Jan Vandersloot
John Corrough
Lucille Kuehn
Tom Webber
Grace Dove
Phillip Lugar
Ron Yeo
Nancy Gardner
Barbara Lyon
Raymond Zartler
Members Absent:
Patrick Bartolic
Laura Dietz
Kim Jansma
Karlene Bradley
Florence Felton
Catherine O'Hara
Lila Crespin
Tom Hyans (sick leave)
Charles Remley
Staff Present:
Sharon Wood, Assistant City Manager
Tamara Campbell, Senior Planner
George Berger, Program Manager
Patrick Alford, Senior Planner
Debbie Lektorich, Executive Assistant
Woodie Tescher, EIP Consultant
Linda Tatum; EIP Planner
Members of the Public Present:
Dan Daniels
Carol Hoffman
Ned McCune
Mark Murrel
Marice White
I. Call to Order
• Nancy Gardner called the meeting to order.
II. Approval of Minutes
The minutes of the June 215t meeting were approved as submitted.
III. Subcommittee Discussions
Committee members broke into subcommittees discussing land use options for Fashion
Island/Newport Center, Mariners Mile, Old Newport Boulevard and West Newport
Industrial. Staff was assigned to each table to provide assistance if needed.
IV. Discussion of Future Agenda Items
The next meeting, July 26t", will be for the Mariner's Mile Subcommittee only. All of the
other subcommittees concluded their discussions.
VI. Public Comments
No comments offered.
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