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HomeMy WebLinkAboutgp corrections and revisions-land use elementCITY OF NEWPORT BEACH • PLANNING COMMISSION STAFF REPORT Agenda Item No. 5 July 19, 2007 TO: PLANNING COMMISSION FROM: Planning Department Gregg Ramirez, Senior Planner (949) 644 -3219, gramirez @city.newport- beach.ca.us SUBJECT: General Plan Corrections and Revisions — Land Use Element ISSUE Should the Planning Commission affirm corrections and revisions to the adopted version of the Land Use Element of the General Plan dated July 25, 2006? • RECOMMENDATION: Adopt the attached Planning Commission resolution affirming the identified corrections and revisions. DISCUSSION Realizing the breadth of the comprehensive General Plan Update, the adopting resolution approved by the City Council included the following section which allows staff, with affirmation by the Planning Commission, to make corrections without further amendment. Section 8. Authority to Incorporate Corrections. The City Council HEREBY DIRECTS that, given the size and complexity of the document, the General Plan text, exhibits, figures and plan map may be corrected without further amendment. This provision applies only to errors of fact, language consistency between elements and policies, calculations and/or scribe's errors. AH revisions made pursuant to this section shall be reported to Planning Commission for affirmation. Since adoption on November 7, 2006, staff has become aware of errors in the Table LU1 (Land Use Categories), Table LU2 (Anomaly Locations), several of the Land Use Figures and in the text of the Element. Most of the errors have • been discovered by staff while using the document with others brought to staffs attention by the public and other City officials. Additional errors requiring General Plan Corrections and Revisions July 19, 2007 Page 2 • correction have been discovered in the other General Plan Elements. Those corrections will come to the Planning Commission for affirmation in August. None of the identified corrections require analysis pursuant to Charter Section 423 as none will result in an increase of residential dwelling units, commercial square footage or peak hour trips beyond those accounted for in the ballot language. FORMAT OF DRAFT RESOLUTION EXHIBITS The proposed corrections and revisions are attached to the accompanying staff draft resolution as numbered exhibits. Exhibits 1 and 2: Corrections to Table LU1 and Table LU2 Land Use Plan Categories (Table LU1) and Anomaly Locations (Table LU2) include a strikeout/underline version of the Table and a "Correction Table" that documents the corrections and includes an explanation to clarify the correction, if needed. Exhibit 3: Corrections to Land Use Element text, includina Goals and Policies • All corrections to Land Use Element text, including Goals and Policies are shown in underline /strikeout. Only the affected pages have been included. Exhibits 4 Corrections to Figures (Maps) Corrections to Figures (maps) include a "Correction Table" that documents the correction and includes an explanation to clarify the correction, if needed. Each map correction is identified by a call -out box that notes the correction. ALTERNATIVES Should the Planning Commission identify any correction(s) they believe not to be covered by Section 8 of the adopting resolution, the following alternatives are available: 1. Direct staff to provide more information on that item. 2. Direct staff to begin formal General Plan amendment procedures. • • General Plan Corrections and Revisions July 19, 2007 Page 3 3. Retain the language or graphics as it appears in the July 25, 2006 version of the General Plan. ENVIRONMENTAL REVIEW The General Plan EIR covers these corrections. The EIR is available for review at the Planning Department. PUBLIC NOTICE No public notice is required other than posting of the agenda. Public notice would be required should it be determined that any of the identified corrections require a general plan amendment. CONCLUSION As required by Section 8 of the adopting General Plan Resolution, staff has identified multiple corrections and revisions to the July 25, 2006 version of the General Plan that must be made. Staff believes that all identified corrections and revisions are consistent with the intent of Section 8 of the adopting General Plan Update resolution. Upon affirmation by the Planning Commission, staff will make all identified corrections and re -print the General Plan. Prepared by: Submitted by: Gregg B. Ramili;z Senior Planner Report Exhibits: �LEv�n(i David Lepo Planning Direct 1. City Council Resolution 2006 -76 Adopting General Plan Update, dated July 26, 2006 2. Draft Planning Commission Resolution Affirming Corrections and Revisions Resolution Exhibits: 1. Corrections to Table LU1 —Land Use Plan Categories 2. Corrections to Table LU2 — Anomaly Locations • 3. Corrections to Land Use Element text, including Goals and Policies 4. Corrections to Land Use Element Figures (Maps) Staff Report Exhibit No. 1 City Council Resolution 2006 -76 Adopting General Plan Update, dated July 26, 2006 9 r-I L -.� F- r-I u 14 • RESOLUTION NO. 2006-76 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH ADOPTING AN AMENDMENT TO COMPREHENSIVELY UPDATE THE CITY'S GENERAL PLAN [PA2006 -195] WHEREAS, Section 65300 at seq., of the California Government Code authorizes cities and counties to prepare long- range, comprehensive guides known as General Plans; and WHEREAS, the City of Newport Beach adopted a General Plan consisting of mandatory and optional elements in 1973 through 1975, consisting of tent and maps; and WHEREAS, the last major revision of the City of Newport Beach General Plan was accomplished in 1988, being comprehensive revisions to the Land Use and Circulation Elements; and WHEREAS, other elements have been amended and updated from time to time, including the Housing, Noise, and Recreation and Open Space • Elements; and WHEREAS, since its original adoption, two optlonal elements have been added to the General Plan, being the Growth Management and Harbor and Bay Elements; and WHEREAS, the City Council has determined that the existing General Plan, as amended, must be revised to sufficiently address the range and breadth of issues, technological, environmental, economic, and demographic changes that have affected Newport Beach since the plan was adopted; and WHEREAS, subsequent analyses prepared by both the Planning Department and its consultants demonstrated that the City's General Plan required many other technical modifications; and WHEREAS, on May 23, 2000, the City Council initiated the comprehensive revision of Newport Beach's General Plan by establishing the Ad Hoc General Plan Update Committee to guide the process of the General Plan update; and WHEREAS, the City subsequently initiated a wide - ranging, five -year citizen participation program including a comprehensive Visioning Program, the • on -going participation of the General Plan Advisory Committee and four community-wide workshops; and fr Page 2 of 8 WHEREAS, the Visioning Program was comprised of a Visioning Festival S held on January 12, 2002, nine neighborhood workshops held over successive weeks in March and April, 2002, a newsletter mail -back questionnaire, website questions and a statistically valid survey conducted in October, 2002, and the concluding Visioning Summit; and WHEREAS, the General Plan Advisory Committee was established in April, 2001, and was appointed in January, 2002; was comprised of 38 members representing a cross - section of the community; and was involved at all steps in the General Plan Update process, including over 50 meetings and three community-wide workshops; and WHEREAS, Section 707 (a) of the Newport Beach Charter requires the Planning Commission to recommend to the City Council the adoption, amendment or repeal of a Master Plan, or any part thereof, for the physical development of the City; and WHEREAS, California Government Code Section 65353 requires that, when local regulations have authorized a Planning Commission to review and make recommendations on a proposed General Plan or amendments to a General Plan, the Commission shall hold at least one public hearing before making its recommendation; and • WHEREAS, the Planning Commission conducted a series of meetings to make recommendations on the project description on which to base the Environmental Impact Report on the following dates: September 9, 2004 December 9, 2004 May 19, 2005 June 9, 2005 August 16, 2005 — Adjourned Meeting August 30, 2005 — Adjourned Meeting November 17, 2005 WHEREAS, the Planning Commission also conducted a series of meetings to make recommendations to the City Council on the policies to be included in the various elements of the General Plan on the following dates: March 3, 2005 October 4, 2005 — Adjourned Meeting October 20, 2005 — Adjourned Meeting October 20, 2005 November 29, 2005 — Adjourned Meeting December 6, 2005 — Special Meeting January 31, 2006 — Adjourned Meeting March 9, 2006 a Page 3 of 8 WHEREAS, the Planning Commission considered public testimony in a series of public hearings which were fully noticed as required by California Government Code Section 65090 on the following dates: April 6, 2006 April 20, 2006 May 4, 2006 May 18, 2006 June 1, 2006 — Adjourned Meeting June 15, 2006 — Special Meeting June 22, 2006 July 6, 2006 July 13, 2006 — Adjourned Meeting July 20, 2006 WHEREAS, the Planning Commission recommended approval of the draft comprehensive General Plan and the accompanying Final Environmental Impact Report; and WHEREAS, the City Council conducted a series of meetings and gave • staff direction on the project description on which to base the Environmental Impact Report on the following dates: September 14, 2004 December 14, 2004 — Study Session January 11, 2005 —Study Session April 24, 2005 June 28, 2005 — Study Session August 16, 2005 — Special Meeting August 30, 2005 — Adjourned Meeting September 13, 2005 October 4, 2005 — Adjourned Meeting WHEREAS, the City Council also conducted a series of meetings and gave staff direction on the policies to be included in the various elements of the General Plan on the following dates: October 4, 2005 — Adjourned Meeting October 25, 2005 — Study Session November 8, 2005 November 22, 2005 — Study Session November 29, 2005 — Adjourned Meeting • December 7, 2005 — Special Meeting January 24, 2006 — Study Session January 31, 2006 — Adjourned Meeting 1 Page 4 of 8 WHEREAS, the City Council considered public testimony in a series of • public hearings which were fully noticed as required by Califomia Government Code Section 65090 on the following dates: April 11, 2006 April 25, 2006 May 9, 2006 May 23, 2006 June 13, 2006 June 27, 2006 July 11, 2006 July 25, 2006 NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Newport Beach as follows: A. COMPREHENSIVE GENERAL PLAN SECTION 1. Adoption of Draft General Plan. The City Council HEREBY APPROVES and ADOPTS the comprehensive revision of the Newport Beach General Plan (PA 2006 -195, GP2006 -005), including text, graphics, and land use map as presented at the public hearing of July 25, 2006. The City Council FURTHER DECLARES as follows: • a. Finding of Completeness and Adequacy. The adopted General Plan contains a thorough and adequate treatment of land use and development issues. The General Plan includes all elements mandated by California planning and development law, and three optional elements: Harbor and Bay, Historical Resources, and Arts and Cultural. The existing Growth Management Element has been incorporated into the Circulation Element. b. Promotion of Public Health, Safety, and Welfare. The plan addresses long -term planning needs for the City's public safety services, incorporating new policies regarding police, fire and emergency services protection, coastal hazards, seismic and geologic hazards, flood hazards, fire hazards, hazardous materials, aviation hazards, and disaster preparedness. C. Based on Community Vision. The plan is based on input received from residents and property and business owners during the visioning and update processes, and the Vision Statement developed at the culmination of the visioning process. d. Good City Planning Practices. The plan calls for improvements in the handling of new development by requiring a high level of architectural . design quality, traffic and transportation management, and other initiatives. The plan increases open space and recreation opportunities, I Page 5 of 8 • recommends traffic calming and neighborhood protection strategies, and offers new policies for the first time in the areas of historical resource management, community arts and cultural resources and community design. The plan also increases housing opportunities in close proximity to and within employment centers, which will reduce traffic within the community, reduce vehicle mines traveled and improve jobs /housing balance. The plan provides a strong correlation between the Land Use and Circulation Elements as required by law. It also strengthens protections for environmental resources, including the Upper Newport Bay and other sensitive habitats. e. Improved Traffic Flow. The land use mix and circulation system Improvements in the plan result in the generation of fewer trips over the life of the plan than the existing plan, and an improvement in traffic flow and intersection performance. f. Relationship to General Plan Environmental Determination. It is the intent of the Council that the General Plan update and the Final Environmental Impact Report be seen as integrally related documents. 1. The City Council DECLARES that the issues and concerns analyzed in the Final EIR have been addressed in the General Plan as policies designed to address those issues and concerns. 2. The City Council DECLARES that adoption of this General Plan and Final EIR does not preclude the necessity or requirement for any further environmental review which would normally be conducted in conjunction with project approvals under the City of Newport Beach policies regarding the implementation of the California Environmental Quality Act. SECTION 2. Consistency with Recent Statutes. In adopting this General Plan, the City Council HEREBY FINDS, DETERMINES, and DECLARES that every reasonable effort has been made to incorporate recent legislation into the General Plan. This includes the incorporation of speck provisions, goals, objectives and policies as follows. a. Water. This includes water supplies, stormwater management and groundwater issues as required by recent legislation. b. Social Services and the Homeless. The General Plan, as adopted by Council, contains a series of specific objectives and policies with respect to the provision of social services and the homeless as provided by relevant provisions of State law. •C. Environmental Review. The adopted General Plan is consistent with the provisions of Assembly Bill 3180 (1988) in that it incorporates specific 1 Page 8 of 8 mitigation measures directly in the draft General Plan as policy. The • Council DECLARES that the Planning Director or his /her designee shall be the primary party responsible for successful completion of the policies specified in the plan. The Planning Department shall file an annual report with the City Council demonstrating progress toward implementation of the plan. d. Housing. The General Plan, through its housing element, provides objectives, quantified targets; and specific policies for development of municipal housing programs consistent with State law. The Housing Element has been previously certified by the California Department of Housing and Community Development, and the updated element will be submitted for their review. The updated housing element contains substantially the same policies as the certified element, but significantly increases the number of sites available for residential development which improves the City's ability to fulfill a level of housing production needed to meet the existing and future RHNA goals for the term of the plan. SECTION 3. Consistency with Regional Plans. The City Council FINDS and DECLARES that through its efforts to reduce vehicle trips, promote walkability, preserve and protect critical watercourses and embrace sustainable technologies, the plan is consistent with: a. The regional Air Quality Management Plan of the South Coast Air Quality Management District; b. The Southern California Association of Governments Regional Comprehensive Plan, C. Applicable adopted Airport Land Use Plan for John Wayne Airport. SECTION 4. Public Comment. The City Council AFFIRMS that it considered, to the best of its ability, all public testimony and all relevant information provided to it; and that the General Plan adopted by this resolution represents its best effort to accommodate the diverse and competing needs of residents, property owners, and social and economic components of the City's population and workforce. S. IMPLEMENTATION OF THE PLAN SECTION 5. Effective date- Voter Approval. The City Council HEREBY DIRECTS that the General Plan approved by this Resolution shall become effective in its entirety immediately upon voter approval of the Land Use Plan and Land Use Tables adopted as part of the Land Use Element of the General Plan which shall be submitted to the voters on November 7, 2006 as required by • section 423 of the Newport Beach City Charter. The City Council may amend any Ih Page 7 of 8 • section or provision of the General Plan other than a future initiated major amendment requiring voter approval pursuant to Charter section 423. SECTION 6. Notification of Public Agencies: Transmittal of Adopted Plans. The City Council HEREBY DIRECTS the City Clerk to transmit one copy of the approved plan to the following state, regional, and county agencies as provided by law: Air Resources Board California Department of Transportation Division of Mines and Geology Department of Housing and Community Development Governor's Office of Planning and Research Southern California Association of Governments Regional Water Quality Control Board, Santa Ana Region South Coast Air Quality Management District Orange County Transportation Authority County of Orange, Planning and Development Services Department SECTION 7. Direction to Prepare and Publish. The City Council HEREBY DIRECTS the Planning Director or designee to publish a revised • edition of the General Plan containing all final revisions as bound in the copy on Me with the Council and presented at the public hearing of July 25, 2005. Copies j of this resolution shall be bound into the final General Plan. SECTION 8. Authorit)L to Incorporate Corrections. The City Council HEREBY DIRECTS that, given the size and complexity of the document, the General Plan text, exhibits, figures and plan map may be corrected without further amendment. This provision applies only to errors of fact, language consistency between elements and policies, calculations andlor scribe's errors. All revisions made pursuant to this section shall be reported to Planning Commission for affirmation. SECTION 9. Annual Report. Consistent with the provisions of State law, the Planning Department shall file an annual report with the City Council demonstrating the status of the General Plan and its implementation. Upon receipt and action by the City Council, one copy shall be transmitted to the State Office of Planning and Research. SECTION 10. Zoning Ordinance Revisions. The City Council HEREBY DIRECTS the Planning Department to begin the preparation of revised Zoning, subdivision and other ordinances necessary to implement the new General Plan. The City Council anticipates that pending adoption of such ordinances, persons may apply for City development permits requiring a finding of consistency with both the General Plan and zoning regulations. The Planning Commission, Planning Director and Zoning Administrator shall be authorized to consider such Page 8 of 8 requests within the limitations of the revised General Plan and existing . ordinances. SECTION 11. Primacy of General Plan. The City Council HEREBY FINDS, DETERMINES, and DECLARES that once effective, the revised General Plan represents the City's officially adopted policy for the growth, land use, development, and protection of Newport Beach. Except as provided in section 10, In the event that the General Plan is found to conflict with any City statute, ordinance, policy, rule, regulation, or action, it is the intent of the City Council that the General Plan shall have precedence. SECTION 12. Statement Conceming Vested Development Rights. The City Council HEREBY FINDS, DETERMINES and DECLARES that adoption of this General Plan provides no vested rights with respect to any preceding General Plan or zoning ordinance, to any owner of property not expressly protected by an existing development agreement, land use agreement, settlement agreement or similar tool, reviewed and approved by the City Council prior to the effective date of this plan. SECTION 13. Severability. The City Council HEREBY FINDS and DECLARES that it has adopted this General Plan in its entirety. In the event that any court of competent jurisdiction declares any part of this General Plan to be null and void, the remaining portions shall remain in full force and effect. The • City Council declares that it adopted this General Plan as if it had adopted each phrase, sentence and element thereof separately. SECTION 14. Passage and Adorn. The Mayor shall sign, and the City Cleric shall certify to the passage and adoption of this Resolution, and thereupon the same shall take effect and be in force. APPROVED AND ADOPTED this 260' day of July, 2006, by the City Council of the City of Newport Beach, California. MAYOR ATTEST: 0 is STATE OF CALIFORNIA } COUNTY OF ORANGE CITY OF NEWPORT BEACH } 1, LaVonne M. Harkless, City Clerk of the City of Newport Beach, California, do hereby certify that the whole number of members of the City Council is seven; that the foregoing resolution, being Resolution No. 2006 -76 was duly and regularly introduced before and adopted by the City Council of said City at a regular meeting of said Council, duly and regularly held on the 25th day of July 2006, and that the same was so passed and adopted by the following vote, to wit: Ayes: Curry, Selich, Rosansky, Ridgeway, Daigle, Mayor Webb Noes: Nichols Absent: None Abstain: None IN WITNESS WHEREOF, I have hereunto subscribed my name and affied the • official seal of said City this 2641 day of July 2006. (Seal) • / /ll72 514A M M City Clerk Newport Beach, California 13 Staff Report Exhibit No. 2 Draft Planning Commission Resolution Affirming Corrections and Revisions 0 0 14 • RESOLUTION NO. 20077 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH AFFIRMING CHANGES AND COORECTIONS TO THE GENERAL PLAN WHEREAS, the Newport Beach City Council adopted Resolution No. 2006 -76 on July 25, 2006, approving a comprehensive update to the Newport Beach General Plan; and WHEREAS, pursuant to Charter Section 423 and the Measure S Guidelines, the comprehensive General Plan Update was placed on the ballot and approved by the electorate at the General Election of November 7, 2007; and WHEREAS, subsequent review has found errors that should be corrected and; WHEREAS, Section 8 of Resolution No. 2006 -76 directs the Planning Department to review and affirm corrections to the General Plan. • WHEREAS, the Planning Commission recommended approval of the draft comprehensive General Plan and the accompanying Final Environmental Impact Report; and NOW THEREFORE, BE IT RESOLVED: Section 1. The Planning Commission of the City of Newport Beach hereby affirms that the corrections identified in the attached exhibits meet the intent of Section 8 of City Council Resolution No. 2000 -76 PASSED, APPROVED AND ADOPTED THIS 19th DAY OF JULY 2007. AYES: NOES: Jeffrey Cole, Chairman NW is Robert Hawkins, Secretary 15 Resolution Exhibit No. 1 Corrections to Table LU1 — Land Use Plan Categories 0 11 0 t(� 0 L_J A A Z le .z N = W O L � V O V W W Q 2 E. d J c T aD J L � d � 'd V ti O O N C1 T a 11 O j y � 'O � O a) L �-• fA U 'c m E 7 a) N � L O @ C O a) '_' m w �' O a) w- > w L� 0 M >mm L r O O a) N '2.o U) 7 U a c w O oao � v�o L O c N @ y m >. O c m m .O �j m a) _ >@ U a m O O w@ O d c @ O N mw m y '_' QM a)� m0 U E °w ' U 'O m LL C'4 0) a) m�O C C O y 0 C '`O L .O O_ @ E dcmi to p om o_.0 Y 3 > a) L @ 'O-j '� m a) U a) U � 2:'E ° a> 'a mace c voa� t CL a) y O C m< E p> N UL L C> vi 3 �� c� aa) a) H rn� @ o m.Evo cU.) o m p o� mL c g O.c cL 01- O U O :, U - m c O a� N p C CO O Q LL c v� O N N c C O V O N N O r O N N L a� " N L U O N L 2 Q L 'O m •x ZED Hcx O � 0 o c m v L - O L C m 3 CL N L6 •c' m a) N O N _ N U C C w C LL �� O O c 3 a; aci p g p p O Q X 'o O a) d a 0 p a" m c@ m i 0 o T o E U >. E p - >o ppU R �@ d lL O Q - O_ QY N J N a) O O O @ m > nj m' L' N M m O. a) O_ X r R U Q N a� E c Cm) } j v E a� p Q �c m U d Qm U'� Q M 0 U 1 fl: d 11 0 r� t� q RESIDENTIAL NEIGHBORHOODS SINGLE UNIT RESIDENTIAL Single Unit Residential The RS-D category applies to a range of detached single- Not applicable Detached —RS-D family residential dwelling units on a single legal lot and does not include condominiums or cooperative housing. Single Unit Residential The RS-A category applies to a range of attached single- Not applicable Attached —RS-A family residential dwelling units on a single legal lot and does not include condominiums or cooperative housing. TWO PA1411 Y UNIT The RT category applies to a range of two family Not applicable RESIDENTIAL —RT residential dwelling units such as duplexes and townhomes. MULTIPLE RESIDENTIAL Multiple Residential –RM The RM designation is intended to provide primarily for Units per acre or cumulative multi- family residential development containing attached amount of development as or detached dwelling units. specified on the Land Use Figures Multiple Residential The RM -D designation is intended to provide primarily for Units per acre or cumulative Detached —RM-D multi- family residential development exclusively containing amount of development as detached dwelling units. specified on the Land Use Figures COMMERCIAL DISTRICTS AND CORRIDORS • NEIGHBORHOOD The CN designation is intended to provide for a limited Floor area to land area ratio or COMMERCIAL --CN{ *-y range of retail and service uses developed in one or more cumulative development distinct centers oriented to primarily serve the needs of indicated in parsaideses on and maintain compatibility with residential uses in the Land Use Plan. immediate area. CORRIDOR The CC designation is intended to provide a range of Floor to land area ratio or COMMERCIAL—CC-V4 neighborhood - serving retail and service uses along street cumulative development frontages that are located and designed to foster indicated in pareaigeseson pedestrian activity. Land Use Plan. GENERAL COMMERCIAL— The CG designation is intended to provide for a wide Floor area to land area ratio or CG{'4 variety of commercial activities oriented primarily to serve cumulative development citywide or regional needs. indicated in q&%RV;@seson Land Use Plan. RECREATIONAL AND The CM designation is intended to provide for commercial Floor area to land area ratio or MARINE COMMERCIAL— development on or near the bay in a manner that will cumulative development CM-V4 encourage the continuation of coastal- dependent and indicated w parentheses -on coastal- related uses, maintain the marine theme and Land Use Plan. character, encourage mutually supportive businesses, encourage visitor- serving and recreational uses, and encourage physical and visual access to the bay on waterfront commercial and industrial building sites on or near the bay. r� t� q • Error! No text of saecif!ed stvle In document. VISITOR SERVING COMMERCIAL —CV-P4 The CV designation is intended to provide for accommodations, goods, and services intended to primarily serve visitors to the City of Newport Beach, Floor area to land area ratio or cumulative development indicated is parenthesesan Land Use Plan. REGIONAL The CR designation is intended to provide retail, As specified by Table LU2 COMMERCIAL —CR entertainment, service, and supporting uses that serve indicated m- parenWeses in local and regional residents. Typically, these are Land Use Plan. MEDICAL COMMERCIAL integrated into a multi- tenant development that contains Floor area to land area ratio of OFFICE —CO-M one or more "anchor' uses to attract customers. 0.75, except as specified on the Automobile sales, repair, and service facilities, Land Use Plan. professional offices, single- destination, and other highway - oriented uses are not permitted. COMMERCIAL OFFICE DISTRICTS GENERAL COMMERCIAL The CO-G designation is intended to provide for Floor area to land area ratio or OFFICE— CO -G+-4 administrative, professional, and medical offices with cumulative development operations: These may include professional offices, limited accessory retail and service uses. Hotels, motels, indicated m- parenWeses in and convalescent hospitals are not permitted. Land Use Plan. MEDICAL COMMERCIAL The CO-M designation is intended to provide primarily for Floor area to land area ratio of OFFICE —CO-M medical- related offices, other professional offices, retail, 0.75, except as specified on the short -term convalescent and long -term care facilities, Land Use Plan. research labs, and similar uses. REGIONAL COMMERCIAL The CO-R designation is intended to provide for As specified by Table LU2 • OFFICE —CO-R administrative and professional offices that serve local and regional markets, with limited accessory retail, financial, service, and entertainment uses. INDUSTRIAL DISTRICTS GENERAL INDUSTRIAL —IG The IG designation is intended to provide for a wide range Floor area to land area ratio of of moderate to low intensity indusfial uses, such as light 0.75, except as specified on the manufacturing and research and development, and limited Land Use Plan. ancillary commercial and office uses. AIRPORT SUpPORTING DISTRICTS AIRPORT OFFICE AND The AO designation is intended to provide for the Floor area to land area ratio of SUPPORTING USES —AO development of properties adjoining the John Wayne 0.5, except for warehousing Airport for uses that support or benefit from airport which may be developed at a operations: These may include professional offices, floor area to land ratio of 0.75, aviation retail, automobile rental, sales, and service, hotels, and ancillary retail, restaurant, and service uses. ©Newport Beach General Plan ) Error! No text of specified style in document. MIXED -USE DISTRICTS MIXED USE VERTICAL— The MU -V designation is intended to provide for the Mixed -Use buildings: floor area MU -V development of properties for (a}mixed -use structures to land ratio of 1 A where a that vertically integrate housing with retail uses, where minimum floor area to land ratio the graund Am; shall be Festkiixl to retail and. etheF of 0.35 and maximum of 0.7 shall be used for nonresidential purposes and a maximum of for including retail, office, residential. restaurant, and similar nonresidential uses. For mixed- Nonresidential buildings: floor use structures, commercial uses characterized by noise, area to land area ratio of 0.75. vibration, odors, or other activities that would adversely impact on -site residential units are prohibited. Sites may Newport Beach General Plan C1 • IN Error! No text of specified style in document. 17J I* MIXED-USE HORIZQNTAL —MU -H The MU -H designawn is kmenueu w vluve — ­­ ..,r..._... - - – distributed mix of uses, which may include general or neighborhood commercial, commercial offices, multi- family residential, visitor- serving and marine - related uses, andlor buildings that vertically integrate residential with commercial uses. Mixed _Use Horizontal 1— The MU -H1 designation provides for a horizontal floor area comerciai ratio of 0.5. MU -H1 intermixing of uses. For properties located on the inland side of Coast Multi- Famity Residential only: Highway in the Mariners' Mile Corridor, (a) the Coast 20.1 -26.7 units per acre. Highway frontages shall be developed for marine - related Mixed -Use Buildings. floor area and highway - oriented general commercial uses in to land ratio of 1.5; where a accordance with CM and CG designations; and minimum floor area to land ratio (b) portions of properties to the rear of the commercial of 0.25 and maximum of 0.5 frontage may be developed for tee-standing shall be used for non - residential neighborhood - serving retail, multi- family residential units, purposes and a maximum of 1.0 or mixed -use buildings that integrate residential with retail for residential. uses on the ground floor in accordance with the CN, RM , CV, or MU -V4 designations respectively. Properties located in the Dover DrivelWestcifff Drive area may also be developed for professional offices or mixed–use buildings that integrate residential with retail or office uses on the ground floor in accordance with the CO and MU-V2 designations respectively. Mixed _Use Horizontal 2— The MU-H2 designation applies to properties located in the Airport Area. It provides for a horizontal intermixing of Residential: maximum of 2,200 units as replacement of existing MU -H2 uses that may include regional commercial office, multi- office, retail, andlor industrial family residential, vertical mixed -use buildings, industrial, uses at a maximum denatty of 50 hotel rooms, and ancillary neighborhood commercial uses. acre, of of which aper meximued of may be developed as infill. Nonresidential Uses: as defined by Table LU2 Mixed --Use Horizontal 3— The MU -H3 designation applies to properties located in Residential•. maximum of 450 MU -H3 Newport Center. it provides for the horizontal intermixing units of regional commercial office, hotel, multi-family Hotel: 65 rooms in addition to residential and ancillary commercial uses. Within the those specified in Table LU2 Tennis Club, residential uses may be developed as single - Other: Nonresidential: As family units. specified by Table LU2 Newport Beach General Plan 21 Error! No text of specified style in document. Multi-Family Residential only: 12 units per acre, with the number of units calculated based on a maximum of 50% of the property. Newport Beach General Plan • Mixed _Use Horizontal 4— The MU-H4 designation apples to properties where it is Mixed -Use Buildings: floor area MU -4 the intent to establish the character of a distinct and to land area ratio of 1.5, where a cohesively developed district or neighborhood containing minimum floor area to land area multi- family residential with clusters of mixed -use andlor ratio of 0.25 and maximum 0.5 commercial buildings in such locations as the interior shall be used or retail uses and parcels of Cannery Village and I P Street on Balboa maximum of 1.0 for residential. Peninsula. Permitted uses include (a) Multi - Family Commercial only: floor area to Residential, (b) General or Neighborhood Commercial, land area ratio of 0.5. andlor (c) Mixed _Use structures, where the ground floor Multi -Family Residential only: shall be restricted to nonresidential uses along the street 20.1 -26.7 units per net acre. frontage such as retail sales and restaurants and the rear and upper floors used or residential including seniors units and overnight accommodations (comparable to MU44). Mixed _use or commercial buildings shall be required on parcels at street intersections and are permissible, but not required, on other parcels. MIXED _USE WATER The MU -W designation is intended to provide or commercial development on or near the bay RELATED —MU -W in a manner that will encourage the continuation of coastal- dependent and coastal- related uses in accordance with the Recreational and Marine Commercial (CM) designation, as well as allow or the integrated development of residential. Mixed _Use Water 1— The MU -W1 designation is applied to waterfront locations Mixed -Use Buildings: floor area MU -W1 along the Mariners' Mile Corridor in which marine- to land ratio of 1.25; where a related uses and residential are intermixed. Permitted minimum floor area to land ratio uses include those permitted by the CM, C4, Mufti- Family of 0.35 and maximum of 0.5 Residential (MFR), and Vertical Mixed _Use (MU -y) shall be used or nonresidential designations. A minimum of 50% of the permitted square purposes and the number of o e anyaet shall be used or the CM or CV land uses. residential units shall not exceed A master or specific plans shall be required to asensure the cumulative total or Mufti- that the uses are fully integrated and impacts from their Family Residential specified differing functions and activities are fully mitigated. below. Commercial only: floor area to land area ratio of 0.5. Multi-Family Residential only: 12 units per acre, with the number of units calculated based on a maximum of 50% of the property. Newport Beach General Plan • - • C ri No text of specified style in document. Mixed _Use Water 2— The MU -W2 designation is applied to waterfront locations MU -W2 in which marine - related uses may be intermixed with buildings that provide residential on the upper floors. Permitted uses include those permitted by the CM, CV, and MU -V designations. Free - standing residential shall not be permitted. Mixed-Use Buildings: floor area to land ratio of 1.25; where a minimum floor area to land ratio of 0.35 and maximum of 0.5 shall be used for nonresidential purposes and maximum of 0.75 for residential. In Lido Marina Villageaad Balbea Island, the maximum Door area to land ratio shall be 1.5; where a minimum floor area to land ratio of 0.35 and maximum of 0.7 shall be used for nonresidential purposes and a maximum of 0.8 for residential. Nonresidential buildings: floor area to land area ratio of 0.5. Mixed _Use Water 3— The MU -W3 designation pFevides4s applied to the Lido Recreational and Marine MU -W3 Peninsula to provide for the horizontal intermixing of Commercial: Commercial recreational and marine _related and residential uses, in development shag occupy 30% accordance with CM and RM designations respectively. of the total land area and shall and comparable facilities. be limited to a floor area ratio of OPEN SPACE —OS The OS designation is intended to provide areas for a 0.5. range of public and private uses to protect, maintain, and Residential: Residential enhance the community's natural resources. Development shall occupy 70% of the land area. One residential dwelling unit is allowed for each 2,900 sf of lot area. PUBLIC, SEMI - PUBLIC, AND INSTITUTIONAL PUBLIC FACILITIES --PF The PF designation is intended to provide public facilities, Not appiicable.0 including public schools, cultural institutions, government facilities, libraries, community centers, public hospitals, and public utilities. PRIVATE INSTITUTIONS— The PI designation is intended to provide for privately Floor area to land area ratio or P1{4 owned facilities that serve the public, including places for cumulative development religious assembly, private schools, health care, cultural indicated on Land Use Plan. institutions, museums, yacht dubs, congregate homes, and comparable facilities. OPEN SPACE —OS The OS designation is intended to provide areas for a Open spaces may include range of public and private uses to protect, maintain, and incidental buildings, such as enhance the community's natural resources. maintenance equipment and supply storage, which are not traditionally included in determining intensity limits. aNewport Beach General Plan 13 Error! No text of specified style in document. • OPEN SPACE/ The OS(RV) designation is intended for the preservation Priority: Open spaces, habitat RESIDENTIAL VILLAGE— of Banning Ranch as open space, restoration of wetlands restoration, and parks. ` OS(RV) and other habitats, development of a community park, and Alternative: Maximum of 1,375 consolidation of oil extraction and processing facilities. residential units, 75,000 sf of Should the property not be acquired, the designation retail commercial, and 75 hotel permits the development of a planned residential rooms. community that integrates a mix of single -family detached, single - family attached, two family, and/or multi - family residential, with supporting schools, parks, community services, local- serving convenience commercial uses and services, and open spaces. A master or specific plan is required to depict the uses, street and infrastructure improvements, open spaces, development standards, design guidelines, and financial plan. PARKS AND The PR designation applies to land used or proposed for Not applicable for public uses. RECREATION —PR active public or private recreational use. Permitted uses Private uses in this category may include parks (both active and passive), golf courses, include incidental buildings, such marina support facilities, aquatic facilities, tennis clubs as maintenance equipment and courts, private recreation, and similar facilities. sheds, supply storage, and restrooms, notinduded in determining intensity limits. For golf courses, these uses may also include support facilities for grounds maintenance employees. • Other types of buildings and developments are limited as specified in Table LU2. TIDELANDS AND The TS designation is intended to address the use, Not applicable. SUBMERGED LANDS —TS management, and protection of tidelands and submerged lands of Newport Bay and the Pacific Ocean immediately adjacent to the City of Newport Beach. The designation is generally not applied to historic tidelands and submerged lands that are presently filled or reclaimed. Calculation of floor area shall not include paddng structures. Newport Beach General Plan= • A 11 Resolution Exhibit No. 2 Corrections to Table LU2 - Anomaly Locations n u 0 a6 �oMw SNR Mod ±� )m' .3m .= l� § (D > 2U w*C §o I3 § G k�M °2 )5 E_j ;z �ƒ « � , \9 \z 3> -0 �0\ CD w0- , 4 2o- k° cr EC' £]0.m§ n§ ..m 0 « -� k2�d� (D /3 n@ 7$ ®0 k 77z E-4 o a « 0) > co o 0) §0ƒ 2ƒ Ea 2c§ 9§ G) ,m « _ ,a »' a, �z U) /ge �\�� « �/ k� kjV� °���o �E Ic, ®0 /� a� a% §7 �o 42 *0 % R.. '2 I� R 0-0 �$ 2 «\ §/ \£1� 00 $/ \ E3 ) ;■ X� °■ �E %k dk\9/ EC / CL - ommgrw g§ $ /n07�\ ¢ 7 = (D m a c \ 0 7;/ J % d � § 0(D q , E R ° ; E « k2 � 5a Z ® $�* = m CL §M8 :3 q k�9 \9(0 ° & =k �mlo Boa -060 \ 0 \ §§ %CD =2 K ) D G2� % f %} /i(- K & ) % (D 0 t (D / 'JE k 0 n� j§ M ,E w�a E &E ki/ . & Q ■ ■ ■ c� §0 §� k�(D w CL 00 0 &2 n 0 � ■ r7 w \ 0 0 r� u • • Table :. .. . ALI 460,095 471 Hotel Rooms (not included in total square footage) 1 L4 MU -1-12 2 L4 MU -H2 1,060,146 3 L4 CO-G 734,641 4 L4 MU-1-12 250,176 5 L4 MU -H2 32,500 6 L4 MU-1-12 34,500 7 L4 MU -H2 81,372 8 L4 MU -H2 442,775 9 L4 CG 120,000 164 Hotel Rooms (included in total square footage) 10 L4 MU-1-12 31,362 349 Hotel Rooms (not included in total square footage) 11 L4 CG 11,950 12 L4 MU -1-12 457,880 13 L4 CO-G 288,264 74 L4 CO- GIMU -1-12 834 62860.884 15 L4 MU -1-12 228,214 16 L4 CO-G 344,231 17 L4 MU -H2 33,292 304 Hotel Rooms (not included in total square footage) 18 L4 CG 225,280 19 L4 CG 228,530 21 J6 CO-G 687,000 Office: 660,000 sf Retail: 27,000 sf CV 300 Hotel Rooms 22 J6 CO-G 70,000 Restaurant 8000 sf, or Office: 70,000 at 23 K2 PR 15,000 24 L3 IG 89,624 25 L3 PI 58,417 26 L3 IG 33,940 27 L3 IG 86,000 28 L3 IG 110,600 29 L3 CG 47,500 30 M6 CG 54,000 31 L2 PR 75,000 32 L2 PI 34,000 121 Table OVE -4 33 M3 PI 163,680 Admiaisbabve 0960' 38;889 of Mausoleum and Gaudan. Administrative Office and Support Facilitates: 30.000 sf Community Mausoleum and Garden Crypts: 121,680 sf Family Mausoleums: 12.000 sf 34 L7 CO-R 484,348 35 L7 CO-R 199,095 36 L7 CO-R 227,797 37 L7 CO-R 131,201 2,050 Theater Seats (not included in total square footage) 38 L1 CO-M 443,627 39 L7 MU-H3 408,084 40 L7 MU -1-13 1,426,634 425 Hotel Rooms (included in total Square Footage) 41 L7 MU Ida CO -R 327,671 42 L7 MU-143 CO-R 286,16E 43 L7 Cv 611 Hotel Rooms 44 L7 CR 1,619,525 1,700 Theater Seats (not included in fatal square footage) 45 L1 CO-G 162,364 46 L7 MU -H31PR 3,725 24 Tennis Courts Residential permitted in accordance with MU -1-13. 47 L7 CG 105,000 48 L1 MU -H3 337,261 49 L1 PI 45,208 50 L1 CG 25,000 51 K1 PR 20,000 52 K1 Cv 479 Hotel Rooms 53 K1 PR 567,500 See Settlement Agreement 54 A CM 2,000 55 H3 PI 119,440 56 A3 PI 765,349 57 A3 PI 577,889 58 J5 PR 20,000 59 H4 MU -W7 487,402 157 Hotel Rooms and 144 Dwelling Units (included in total square footage) L J • 2n • • • Table LU2 Anomaly `- __ "1.; _Z_- - _ �� 1' ]yy t Locations � j I���i: f L' S�lr"'� �-. �`gyyry�:: M4. e.., u.{�liP.�'R� ilC•� "' � .� i`Sn� ,/t •�� �". f.Y �S • i�A✓.. IfL� ©_ ©� ••1111 2,150 Hotel 'rr . r•r 11 111 ,1 111 11 1 Parking Structure for island (No Residenfial Unh) • 1 iz Resolution Exhibit No. 3 Corrections to Land Use Element text, including Goals and Policies • r-1 L n u m � the central o tganizing element for the General Plan as a whole. Policies for the conservation of natural resources and protection of residents and businesses from the rids of hazards are reflected in . the dvstniruuon and densities of uses. The quantity and location of uses are linked to the City's objectives for economic development, jobs generation, and fiscal balance, as well as intentions for urban a +u €rem and community character. Their capacities are, in turr correlated with the provision of adequate housing and services to meet the needs of its resident population and transportation, parldng, and utility infrastructure that support residents, employees, and visitors. Implicitly, the Land Use Element serves as the final arbiter on how the City of Newport Beach shall evolve and mature over the neat 20 yeats. Its policies are directly correlated and supported by those in all other General Plan elements. Grmulatively, the Iand Use Elementesr_ policies directly affect the establishment and maurtenance of the neighborhoods, districts, corridors, and open spaces that distinguish and ELEMENT Balances the Needs of Residents, Conservative Growth Strategy contribute to Newport Beach's livability, vitality, and image. Policies for the development of at are individual Peels are a Curs from those that address how they will fit together to create places that are valued by the City�s residents —safe and attractive neighborhoods, wall�able and active commercial districts, and hillsides, beaches, water, and open spaces that provide recreation and respite from an active lifestyle. As Newport Beach is almost fully developed, the Land Uc�_ Elemen:k fta i focuses Pop�don and employment growth can be accommodated and still preserve its distinguishinghand valued qualities. It recognizes that most of the Gty will be conservPrl "h Newport Beach General Plan • LAND USE Primarily a Residential Community That Businesses, and Visitors, with a Introduction i nd Ilse Elem€n��e�'p1O'n�s guidance regarding the Consistent with state law, thee-- - „h;mate vattem of developmem for Newport Be `ch at build-out' e t As such, policies which serve as =Newport Beach General Plan Land use Element6^na Use r1^ .k -e -nd Use_E.1_e.m_e -n-t isand establishes policies for their protection and long term maintenance. It recognizes that there are limited areas of the Cary that are not achieving their full potential and establishes strategies for their enhancement and revitalization. It also recognizes the evolving needs of the marketplace and considerable pressures for population growth in the region and proposes creative strategies for the re- use of land to provide opportunities for new housing that will complement and enhance Newport Beach's character and livability. These strategies are carefully considered in context of community objectives for the provision of an efficient transportation system that minimizes congestion for residents, employees, and visitors. At the same time, it recognizes the needs to balance mobility objectives with priorities of Newport Beach's residents for the character of its neighborhoods and commercial districts and corridors. Our Starting Point -- Newport Beach's Existing Land Uses Newport Beach has a unique physical setting with many visual, recreational, and environmental resources that has influenced the type and form of land uses within the community. The majority of the community is fully developed with a diverse mixture of residential, institutional, commercial, industrial, and recreational and open space uses. Residential uses represent the largest portion of land uses within the City, characterized by many distinct neighborhoods. Older communities were first developed along the coast line including the Peninsula, West Newport, Balboa Island, and Lido Isle. This early housing is characterized by a •diversity of multi- family, single - family and mixed -use housing located within proximity of commercial and visitors serving uses. As development spread further inland and proceeded north and east, the residential pattern changed, becoming more suburban in character and characterized by single - family I ranch_ -style homes on larger lots. We single - family attached and detached homes comprise the majority of housing in the community, the City contains many multifamily homes including condominiums, apartments, duplex, triplex, and foutplex units. These are located in older neighborhoods along the beaches including West Newport, Balboa Peninsula, Balboa Island, and Corona del Mar as well as in the northern portions of the community such as Bonita Canyon Village, and Newport Center. Mobile homes are found along Coast I-Hghway in West Newport, west of Newport Dunes and near the Newport Pier. A variety of retail uses are located throughout Newport Beach including neighborhood shopping centers, commercial strips and villages, and shopping centers. The largest retail center in the City is Fashion Island, a regional attraction that is framed by a mixture of office, entertainment, and residential uses. Newport Beach also has many neighborhood shopping centers that service nearby residential neighborhoods with convenience goods. Many of the older commercial villages located along the coast and harbor include specialty shops, entertainment, and marine uses that serve nearby residents and visitors. These retail villages are located within Balboa Island, Balboa Village, Cannery Village, McFadden Square, and Corona del Mar. Much of the City's office space is located in Newport Center and the Airport Area. Newport Center is an area of both high_ and low-rise offices surrounding the Fashion Island retail area. The Airport Area encompasses the properties abutting and east of John Wayne Airport QWA) and is in close proximity • to the Irvine Business Complex and University of California, Irvine. This area includes a mixture of Newport Beach General Plan .3 Land Use Element low , mediuttt, and high -rise office uses as well as research and development and high technology businesses. Industrial uses are primarily located within the West Newport Mesa area east of Banning Ranch. A variety of industrial, manufacturing, and supporting retail uses are located within this area. Research and development uses are clustered in the Airport Area. Government, educational and institutional uses include the City I allltall, schools, libraries, museums, and religious uses. The City has approximately 278 acres of developed parks. Newport Beach's parklands range in size from mini -parks such as the Lower Bay Park to the 39 -acre Bonita Canyon Sports Park Additionally, bikeways, jogging trails, pedestrian trails, recreation trails, and regional equestrian trails are also available in Newport Beach. Numerous open space areas are located within the community, including water front areas such as beaches, Newport Bay, and Newport Harbor. There are also numerous undeveloped areas supporting natural habitats and sensitive biological resources including Banning Ranch, Irvine Coast Marine Life Refuge, Coyote Canyon, Bonita Canyon Creek Watershed, Upper Newport Bay State Marine Park (formally Ecological Reserve) and Upper Newport Bay Nature Preserve. Other resources include the City's many undeveloped canyons and hillsides located primarily in the Newport Coast area. Goals and Policies 11 LU 1 A unique residential community with diverse coastal and upland neighborhoods, which values its colorful past, high quality of life, and community bonds, and balances the needs of residents, businesses, and visitors through the recognition that Newport Beach is primarily a residential community. LU 1.1 Unique Environment Maintain and enhance the beneficial and unique character of the different neighborhoods, business districts, and harbor that together identify Newport Beach. Locate and design development to reflect Newport Beach's topography, architectural diversity, and view sheds. (brio 1.1) LU 1.2 Citywide Identity While recognizing the qualities that uniquely define its neighborhoods and districts, promote the identity of the entire City that differentiates it as a special place within the Southern California region. (Inp 1.1) • Newport Beach General Plan = 2I Land Use Element' one, "'_ el_ _ aL d U Element • LU 1.3 Natural Resources Protect the natural setting that contributes to the character and identify of Newport Beach and the sense of place it provides for its residents and visitors. Preserve open space resources, beaches, harbor, parks, bluffs, preserves, and estuaries as visual, recreational and habitat resources. (Inp 1.1) u LU 1.4 Growth Management Implement a conservative growth strategy that enhances the quality of life of residents and balances the needs of all constituencies with the preservation of open space and natural resources. (Inp 1.1, 10.2) LU 1.5 Economic Health Encourage a local economy that provides adequate commercial, office, industrial, and marine- oriented opportunities that provide employment and revenue to support high=- qualicycommunityservices. (Imp 1.1, 24.1) LU 1.6 Public Yews Protect and, where feasible, enhance significant scenic and visual resources that include open space, mountains, canyons, ridges, ocean, and harbor from public vantage points. (Inp 1.1) LU 2 A living, active, and diverse environment that complements all lifestyles and enhances neighborhoods, without compromising the valued resources that make Newport Beach unique. It contains a diversity of uses that support the needs of residents, sustain and enhance the economy, provide job opportunities, serve visitors that enjoy the City's diverse recreational amenities, and protect its important environmental setting, resources, and quality of life. LU 2.1 Resident—Serving Land Uses Accommodate uses that support the needs of Newport Beach's residents including housing, retail, services, employment, recreation, education, culture, entertainment, civic engagement, and social and spiritual activity that are in balance with communitynatural resources; and open spaces. (Inp 1.1, 2.1) LU 2.2 Sustainable and Complete Community Emphasize the development of uses that enable Newport Beach to continue as • a self - sustaining community and minimize the need for residents to travel MNewport Beach General Plan b Land Use Element —ond U% - FlementLand Use Elemen outside of the community for retail, goods and services, and employment. (Inp 1.1, 24.1) LU 2.3 Range of Residential Choices Provide opportunities for the development of residential units that respond to community and regional needs in terms of density, size, location, and cost Implement goals, policies, programs, and objectives identified within the Gtys Housing Element. (Inp 1. 1, 8.1, 25.1) Bonita Can}ron, Balboa Islard,, Cannery Village, and Newpod Center residential neighdodmds LU 2.4 Economic Development Accommodate uses that maintain or enhance Newport Beach's fiscal health and account for market demands, while maintaining and improving the quality of life for current and future residents. (Inp 1.1, 24.1) Fashion Island Neighborhood Commextal Newport Beach General Plan u • R 6 • Land Use Elementionei Use r1pingn!Land Use Elemeni &-wa mve Kdl Center LU 2.5 Harbor and Waterfront Uses Preserve the uses of the Harbor and the waterfront that contribute to the charm and character of Newport Beach and provide needed support for recreational and commercial boaters, visitors, and residents, with appropriate regulations necessary to protect the interests of all users as well as adjoining residents. (Inp 1.1,2.5,5.1,21.4,24.1) LU 2.6 Visitor Serving Uses Provide uses that serve visitors to Newport Beacks ocean, harbor, open spaces, and other recreational assets, while integrating them to protect neighborhoods • and residents. (Irrp 1. 1, 2.1, 5.1, 24.1) LU 2.7 Oil and Gras Facilities Prohibit the construction of new onshore oil processing, refining, or transportation facilities, including facilities designed to transport oil from offshore tracts, with the exceptions of slant drilling from onshore oil fields or for the consolidation and more efficient production of wells should Banning Ranch be annexed to the City. (Inp 2.1, 5.1) LU 2.8 Adequate Infrastructure Accommodate the types, densities, and mix of land uses that can be adequately supported by transportation and utility infrastructure (water, sewer, storm drainage, energy, and so on) and public services (schools, parks, libraries, seniors, youth, police, fire, and so on). (Inp 1.1, 10.2,11.1) LU 3 A development pattern that retains and complements the Caty's residential neighborhoods, • commercial and industrial districts, open spaces, and natural environment. WNewporf Beach General Plan ,31 Land Use Element and Use El t a Use rlprnpnf frontage; re-use interior parcels in Cannery Village for residential and limited • mixed -use and live /work buildings; and redevelop underperforming properties outside of the core commercial districts along the Balboa Boulevard corridor for residential. Infill development shall be designed and sited to preserve the historical and architectural fabric of these districts • Mariners' Mile: re-use of underperforming properties for retail, visitor - serving, and marine - related uses, integrated with residential • Corona del Mar. enhancement of public improvements and parking (limb 1.1, 2.1, 5.1) LU 3.4 Banning Ranch Prioritize the acquisition of Banning Ranch as an open space amenity for the community and region, consolidating oil operations, enhancing wetland and other habitats, and providing parkland amenities to serve nearby neighborhoods. If the property cannot be acquired within a time period and pursuant to terms agreed to by the City and property owner, allow for the development of a compact residential village that preserves the majority of the site as open space and restores critical habitat in accordance with Policies 6.3.1 through 6.5.5. (Inp 1.1, 2.1, 5.1, 14.7, 14.11) LU 3.5 Coastal- Dependent and Related Businesses Design and site new development to avoid impacts to existing coastal= dependent and coastal- related developments. When reviewing proposals for • land use changes, give full consideration to the impact on coastal - dependent and coastal- related land uses, including not only the proposed change on the subject property, but also the potential to limit existing coastal - dependent and coastal- related land uses on adjacent properties. (Into 2 1, 5.1, 7.1) LU 3.6 Waterfront Access Use public beaches for public recreational uses and prohibit uses on beaches that interfere with public access and enjoyment of coastal resources. Encourage the expansion and improvement of access to the waterfront and water -mod uses that provide important links to waterfront uses such as beaches, launching facilities, public docks, and other similar public water area uses. (Iv 1. 1, 5.1) LU 3.7 Natural Resource or Hazardous Areas Require that new development is located and designed to protect areas with high natural resource value and protect residents and visitors from threats to life or property. (Inp 2.1, 6. 1) LU 3.8 Project Entitlement Review with Airport Land Use Commission Refer the adoption or amendment of the General Plan, Zoning Code, specific plans, and Planned Community development planstexts for land within the John Wayne Airport planning area, as established in the JWA Airport Environs Land • Use Plan (AELUP), to the Airport Land Use Commission (ALUQ for Orange =Newport Beach General Plan 3y. Land Use Element __ • County for review, as required by Section 21676 of the CaUfomia Public Utilities Code. In addition, refer all development projects that include buildings with a height greater than 200 feet above ground level to the ALUC for review. (Inp 14.3) LU 4 Management of growth and change to protect and enhance the livability of neighborhoods and achieve distinct and economically vital business and employment districts, which are correlated with supporting infrastructure and public services; and sustain Newport Beach's natural setting. LU 4.1 Land Use Diagram Accommodate land use development consistent with the Land Use Plan. Figure LU1 depicts the general distribution of uses throughout the City and Figure LU2 through Figure LU15 depict specific use categories for each parcel within defined Statistical Areas. Table LU1 (Land Use Plan Categories) specifies . the primary land use categories, types of uses, and, for certain categories, the densities /intensities to be permitted. The permitted densities /intensities or amount of development, for land use categories for which this is not included in Table LU1, are specified on the Land Use Plan, Figure LU4 through Figure LU15. These are intended to convey maxim= and, in some cases, minimums that may be permitted on any parcel within the designation or as otherwise specified by Table LU2 (Anomaly Locations). The density /intensity ranges are calculated based on actual land area, actual number of dwelling units in fully developed residential areas, and development potential in areas where the General Plan allows additional development. To determine the permissible development, the user should: a. Identify the parcel and the applicable land use designation on the Land Use Plan, Figure LU4 through Figure LU15 b. Refer to Figure LU4 through Figure LU15 and Table LU1 to identify the permitted uses and pemnitted density or intensity or amount of development for the land use classification. Where densities /intensities are applicable, the maximum amount of development shall be determined by multiplying the area of the parcel by the density/intensity. c. For anomalies identified on the Land Use Map by a symbol, refer to Table LU2 to determine the precise development limits. d. For residential development in the Airport Area., refer to the policies • prescribed by the Land Use Element that define how development may occur. (IrTZ1, 5.1, 10.2) Newport Beach General Plan I Land Use Elsmennand use C ern nt and Use Element: Table LU2 .bier` Anomaly Locations ` .. ort *�,, ....0_ Deveb S A onaH :. 62 L2 CG 2,300 63 G1 CN 66,000 64 M3 CN 74,000 65 M5 CN 80,000 66 J2 CN 138,500 67 D2 PI 20,000 68 L3 PI 71,150 69 K2 CN 75,000 70 D2 RM•D Parking Structure for Bay Island (No Residential Units) 71 L1 CO-G 11,630 72 L1 CO-G 8,000 7374 A3 CO-M 350,000 7475 L1 PR 35,000 LU 4.2 Prohibition of New Residential Subdivisions • Prohibit new residential subdivisions that would result in additional dwelling units unless authorized by an amendment of the General Plan (GPA). Lots that have been legally merged through the Suhisisim Map Ad and City Subdivision • Code approvals are exempt from the GPA requirements and may be re- subdivided to the original underlying legal lots. This policy is applicable to all Single Unit, Two Unit, and Multiple Unit Residential land use categories. (Inp 6.1) LU 4.3 Transfer of Development Rights Permit the transfer of development rights from a property to one or more other properties when: a. The donor and receiver sites are within the same Statistical Area. b. The reduced density/intensity on the donor site provides benefits to the City such as, but not limited to, the (1) provision of extraordinary open space, public visual corridor(s), parking or other amenities; (2) preservation of am historic building or property or natural landscapes; (3) improvement of the area's scale and development character, (4) consolidation of lots to achieve a better architectural design than could be achieved without lot consolidation; and/or (5) reduction of local vehicle trips and traffic congestion; c. The increment of growth transferred to the receiver site complements and is in scale with surrounding development, complies with community character and design policies contained in this Plan, and does not materially degrade local traffic conditions and environmental quality. d. Transfer of Development Rights in Newport Center is governed by Policy 6.14.3 (Inp2.1, 5.1, 10.2) • Newport Beach General Plan R • • • Land Use Elemenf' d " ripmentLand Use _!_ _ ! Goals and policies provide for the maintenance and enhancement of Newport Beach's residential neighborhoods, commercial districts, employment centers, corridors, and open spaces, assuring that new development complements and reinforces these characteristics. In addition to those listed below, community design policies are defined in LU 6.0 to reflect the specific community character objectives for a number of the City's districts and corridors. Residential Neighborhoods LU 5.1 Residential neighborhoods that are well - planned and designed; contribute to the livability and quality of life of residents, respect the natural environmental setting, and sustain the qualities of place that differentiate Newport Beach as a special place in the Southern California region. ALL NEIGHBORHOODS LU 5.1.1 Compatible but Diverse Development Establish property development "regulations for residential projects to create compatible and high - quality development that contributes to neighborhood character. (Inp 2.1) LU 5.1.2 Compatible Interfaces Require that the height of development in nonresidential and higher - density residential areas transition as it nears lower - density residential areas to minimize conflicts at the interface between the different types of development. (Inp 2.1) LU 5.1.3 Neighborhood Identification Encourage and support the identification of distinct residential neighborhoods. (Inp 1.1,1.3) LU 5.1.4 Neighborhood Maintenance Promote the maintenance of existing residential units through code enforcement and promotion of County and local rehabilitation programs, and public education. This may include providing information, guidance, and assistance where feasible. (AT 23.3, 25.1, 261, 29.1) Newport Beach General Plan Land Use Element' -1 Ug, r-leffl-n—tLand Use Element SINGLE - FAMILY DETACHED AND D °�X-TWO -UNIT NEIGHBORHOODS LU 5.1.5 LU 5.1.6 LU 5.1.7 LU 5.1.8 Character and Quality of Single - Family Residential Dwellings Require that residential units be designed to sustain the high level of architectural design quality that characterizes Newport Beach's neighborhoods in consideration of the following principles: • Articulation and modulation of building masses and elevations to avoid the appearance of "box- like" buildings • Compatibility with neighborhood development in density, scale, and street facing elevations • Architectural treatment of all elevations visible from public places • Entries and windows on street facing elevations to visually "open" the house to the neighborhood • Orientation to desirable sunlight and views (hip 2. 1) Y Illustrates articulation of single-family residential building volume, vanation of roof nes, street orientation, weff-defined entries, landscaping, parkways, and minimization of driveway paving. Character and Quality of Residential Properties Require that residential front setbacks street be attractively landscaped, trash parking paving minimized, (Inp 2.1) and other areas visible from the public containers enclosed, and driveway and Renovation and Replacement of Existing Residential Units Require that residential units that are renovated and rebuilt in existing single - family neighborhoods adhere to the principles for new developments, as specified by Policy 5.1.5 above. Consider the appropriateness of establishing single - family residential design guidelines and/or standards and review procedures for neighborhoods impacted by significant changes in building scale and character. (Inp 2.1, 8.2) Parking Adequacy Require that new and renovated single -family residences incorporate adequate enclosed parking in consideration of its number of bedrooms. (Inp 2.1) ®Newport Beach General Plan • • I Land Use—Elementl d Uge °l t a n ck ex+t- • ■ Raise ground -floor residential uses above the sidewalk for privacy and security but not so much that pedestrians face blank walls or look into utility or parking spaces • Encourage stoops and porches for ground -floor residential units facing public streets and pedestrian ways • Where multi -family residential is developed on small parcels, such as the Balboa Peninsula, the unit may be located directly along the sidewalk frontage and entries should be setback or elevated to ewe adequate security (as shown below). tNustrates mum' -la0* iemden6al WM lobbies and enay gates located on each arm and pedeslnan -*ay frontage. Goof Des n • ■ Modulate roof profiles to reduce the apparent scale of large structures and to provide visual interest and variety. Pariune ■ Design covered and enclosed parking areas to be integral with the architecture of the residential units' architecture. • Own _S.pace and Amersity • Incorporate usable and functional private open space for each unit. • Incorporate common open space that creates a pleasant living environment with opportunities for recreation. (Inp 2.1) Commercial Districts LU 5.2 Commercial centers and districts that are well- designed and planned, exhibit a high level of architectural and landscape quality, and are vital places for shopping and socialization. MNewport Beach General Plan LU 5.2.2 LU 5.2.3 wung, rooduladon and adlculatlon of ,�,a�r� R n nwrn� I Wm o''^b' a sidemft dWplazas, pedestnw and str twddmg elevations. Oegrated signam onwagon of storefronts to the estscape amenities. Buffering Residential Areas Require that commercial uses adjoining residential neighborhoods 6e designed to be Compatible and minimiz impacts nneighborhoods thxo ■ Incorporation of landscape, � such techniques as: downward focused ' h decorative walls, enclosed trash containers, ung fixtures, and/or comparable buffering elements. • Attractive architectural treatment of elevations facing the residential neighborhood • Location of automobile and truck access neighborhood traffic and privacy. (Inp Z 1) to prevent impacts on Alley Design Improve and enhance access. ( the aesthetic quality of alleys without impacting service Irrg7 6. 1, S. Mixed -Use Districts and Neighborhoods LU 5.3 Districts where residents and businesses are intermixed that are designed and planned to en u compatibility among the uses, that they are highly livable for residents, and ate of high qty' design reflecting the traditions of Newport Beach. MNewport Beach General Plan 11 Land Use Eleme- ntig-°- °ao - „x--11 !ALan d Use °1° -^^^+ • LU 5.3.2 Mixed-Use Building Location and Size of Nonresidential Uses Require that 100 percent of the ground floor street frontage of mixed -use buildings be occupied by retail and other compatible nonresidential uses, unless specified otherwise by policies LU 6.1.1 through LU 6.20.6 for a district or corridor. (Inp 2.1) • LU 5.3.3 Parcels Integrating Residential and Nonresidential Uses Require that properties developed with a mix of residential and nonresidential uses be designed to achieve high levels of architectural quality in accordance with policies LU 5.1.9 and LU 5.2.1 and planned to ens compatibility among the uses and provide adequate circulation and parking. Residential uses should be seamlessly integrated with nonresidential uses through architecture, pedestrian walkways, and landscape. They should not be completely isolated by walls or other design elements. (Inp 2.1) LU 5.3.4 Districts Integrating Residential and Nonresidential Uses Require that sufficient acreage be developed for an individual use located in a district containing a mix of residential and nonresidential uses to prevent fragmentation and �ureasswe each use's viability, quality, and compatibility with adjoining uses. (Irrp 2.1, 61) All Commercial and Mixed -Use Districts LU 5.3.5 Pedestrian - Oriented Architecture and Streetscapes Require that buildings located in pedestrian- oriented commercial and mixed -use districts (other than the Newport Center and Airport Area, which are guided by Goals 6.14 and 6.15, respectively, specific to those areas) be designed to define the public realm, activate sidewalks and pedestrian paths, and provide _"k-yes on the street l'' in accordance with the following principles: • Location of buildings along the street frontage sidewalk, to visually form a continuous or semi-continuous wall with buildings on adjacent parcels • Inclusion of retail uses characterized by a high level of customer activity on the ground floor, to insure successful retail -type operations, provide for transparency, elevation of the fast floor at or transitioning to the sidewalk, floor -to -floor height, depth, deliveries, and trash storage and collection • Articulation and modulation of street--facing elevations to promote interest and character • Inclusion of outdoor seating or other amenities that extend interior uses to the sidewalk, where feasible • Minimization of driveways that interrupt the continuity of street facing building elevations, prioritizing their location to side streets and alleys where feasible (IV 2. 1) WNewport Beach General Plan Land Use Element'-and "so El p " d Use p1 °' I ■ Architectural treatment of parking structures consistent with their primary • commercial or office building (brit 21) Industrial Districts LU 5.5 Districts that provide for the manufacturing of goods and research, and development that are attractive, compatible with adjoining non - industrial uses, and well--maintained. LU 5.5.1 Site Planning and Building Design Require that new and renovated industrial properties and structures be designed to be- exhibit a high quality of design and maintenance characterized by the following: ■ Incorporation of extensive on -site landscaping • Incorporation of landscape, decorative walls, and other elements that visually screen areas used for outdoor storage, processing, and other industrial operations from public places • Architectural treatment of all building elevations • Consistent and well designed signage ■ Control of on -site lighting, noise, odors, vibrations, toxic materials, truck access, and other elements that may impact adjoining non - industrial land uses. (Inp 2.1) LU 5.5.2 Property Maintenance Encourage and, where subject to redevelopment, require owners of visually unattractive or poorly maintained industrial properties to upgrade existing structures and properties to improve their visual quality. (brio 26.1) LU 5.6 Neighborhoods, districts, and corridors containing a diversity of uses and buildings that are mutually comparable and enhance the qualityof the Crty's environment. n LJ • Newport Beach General Plan= 46 • I Land-AL-se—ElementLand Use Fierne -fland Use Oiernen• LU 5.6.1 Compatible Development Require that buildings and properties be designed to ensure compatibility within and as interfaces between neighborhoods, districts, and corridors. (Inp 2.1) LU 5.6.2 Form and Environment Require that new and renovated buildings be designed to avoid the use of styles, colors, and materials that unusually impact the design character and quality of their location such as abrupt changes in scale, building form, architectural style, and the use of surface materials that raise local temperatures, result in glare and excessive illumination of adjoining properties and open spaces, or adversely modify wind patters. (Inp 2.1) LU 5.6.3 Ambient Lighting Require that outdoor lighting be located and designed to prevent spillover onto adjoining properties or significantly increase the overall ambient illumination of their location. (inp 2.1) LU 5.6.4 Conformance with the Natural Environmental Setting Require that sites be planned and buildings designed in consideration of the propWs topography, landforms, drainage panems, natural vegetation, and • relationship to the Bay and coastline, maintaining the environmental character that distinguishes Newport Beach. (Inp 2.1, 8.1) LU 5.6.5 Heliport/Helistop Compatibility Require that all applicants for the construction or operation of a heliport or helistop comply with state permit procedures, file a Form7480 (Notice of Landing Area proposal) with the Federal Aviation Administration (FAH and comply with all conditions of approval imposed by the FAA, Caltrans /Division of Aeronautics and Airport Land Use Commission (ALUC) for Orange County. (Inp 14.9) Goals and policies provide for the maintenance of existing neighborhoods, districts, corridors, and public and civic uses, managing growth and change to en urn that their character, livability, and economic value are sustained. Public and Institutional Uses and Districts The City of Newport Beach contains a diversity of public and institutional uses including civic and •government adninisuative facilities (City Hall), corporate yards, fire and police facilities, libraries, cultural institutions, art museum, marine science center, environmental interpretative center, senior =Newport Beach General Plan T? Land Use Element Land Use €U-me-n# 4 and youth facilities, schools, and hospitals. Major public uses include the City Hall, adjoining Lido Village, Police Department in Newport Center, eight fire stations distributed throughout the • community, Central Library in Newport Center and three branches, OASIS Senior Center in Corona del Mar, and community facilities available at various locations for residents for recreational and meeting use. Newport Beach is served by two public and one private high school, one public and one private middle school, and eight public and four private elementary schools. Hoag Hospital is a major medical center that serves the City and region and is supported by numerous medical offices and related= facilities. I LU 6.1 A diversity of govennnental service, institutional, educational, cultural, social, religious, and medical facilities that are available for and enhance the quality of life for residents and are located and designed to complement Newport Beach's neighborhoods. LAND USES LU 6.1.1 Adequate Community Supporting Uses Accommodate schools, govemment administrative and operational facilities, fire stations and police facilities, religious facilities, schools, cultural facilities, museums, interpretative centers, and hospitals to serve the needs of Newport • Beach's residents and businesses. (Inp 1.1, 21) LU 6.1.2 Siting of New Development Allow for the development of new public and institutional facilities within the City provided that the use and development facilities are compatible with adjoining land uses, environmentally, suitable, and can be supported by transportation and utility infrastructure. gnp 1. 1, 14. 2, 22.1 -23.2) DESIGN AND DEVELOPMENT LU 6.1.3 Architecture and Planning that Complements Adjoining Uses Ensure that the City s public buildings, sites, and infrastructure are designed to be compatible in scale, mass, character, and architecture with the district or neighborhood in which they are located, following the design and development policies for private uses specified by this Plan. Design impacts on adjoining uses shall be carefully considered in development, addressing such issues as lighting spillover, noise, hours of operation, pazidng, local traffic impacts, and privacy. (Inp 22.1 -23.2) Newport Beach General Plan W • qO Land Use Elements-an'' Una Fli%manfland Us e el s LU 6.1.4 Compatibility of Non -City Public Uses Encourage school and utility districts and other government agencies that may be exempt from City land use control and approval to plan their properties and design buildings at a high level of visual and architectural quality that maintains the character of the neighborhood or district in which they are located and in consideration of the design and development policies for private uses specified by this Plan. (Inp 14.1, 14.15) STRATEGY LU 6.1.5 Hoag Hospital Support Hoag Hospital in its mission to provide adequate facilities to meet the needs of area residents. Work with the Hospital to ensure that future development plans consider its relationship to and ewe compatibility with adjoining residential neighborhoods and mitigate impacts on local and regional transportation systems. (I"p 24.1) Residential Neighborhoods Newport Beach is a community of distinct residential commrurities formed by the natural landscape and the built environment. Many of the City's older communities are located near the coast, and are characterized by small lots and the close grouping of structures. Newer residential communities, located east of the bay, have been built according to specific regulations to encourage their individual characters. Residential neighborhoods first began to develop on the Peninsula, West Newport, Balboa Island, and Lido Isle. These early neighborhoods following a traditional subdivision pattern of homes on streets designed in a linear grid and are generally pedestrian- oriented and include alleyways. Some of these older residential areas are within close proximity of commercial and visitors serving uses and are impacted by limited parking, noise, and traffic generated by commercial and visitor activities. When development spread further inland and proceeded north and east, the residential pattern changed, becoming less traditional, and more suburban in character with curvilinear streets and ranch style homes on larger lots. Examples of this type of development are the Westcliff community and Cliff Haven. As residential expanded across the bay and to the east, new styles such as attached town homes and gated communities were constructed. The Bluffs and Big Canyon communities illustrate this type of development. More recent residential development pattems haves --has resulted in numerous; distinct neighborhoods with a single builder constructing most or all of the homes. Many of the these communities were designed as master planned communities allowing for unique and specialized development standards, as opposed to the application of traditional, standardized zoning regulations. Examples include Bonita Carryon, Newport Ridge, and Newport Coast. There are approximately 125 homeowners associations in Newport Beach. These associations govern the maintenance of common areas and the administration of Covenants, Conditions, and Restrictions (CC&Rs). Many of these associations are active in the City's decision_ making process and may have • unique development standards that are not enforced by the City. =Newport Beach General Plan M I Land Use Element • LU 6.2.1 Residential Supply Accommodate a diversity of residential units that meets the needs of Newport Beach's population and fair share of regional needs in accordance with the Land Use Plan's designations, applicable density standards, design and development policies, and the adopted Housing Element. (Inp 1.1, 2.1, 25.1) LU 6.2.2 Allowing Rebuilding Legal nonconforming residential structures shall be brought into conformity in an equitable, reasonable, and timely manner as rebuilding occurs. Limited renovations that improve the physical quality and character of the buildings may be allowed. Rebuilding after catastrophic damage or destruction due to a natural event, an act of public enemy, or accident may be allowed in limited circumstances that do not conflict with the goals of the Land Use Element. (Inp 2.1, 7.1) LU 6.2.3 Residential Affordability Encourage the development of residential units that are affordable for those employed in the City. (Inp 25.1) LU 6.2.4 Accessory Units Permit conditionally the construction of one granny unit (accessory age- • restricted units for one or two adult persons who are sixty years of age or older) per single - family residence within single- family districts, provided that such units meet set back, height, occupancy, and other applicable regulations set forth in the Municipal Code. (Inv 2.1) LU 6.2.5 Neighborhood Supporting Uses Allow for the integration of uses within residential neighborhoods that support and are complementary to their primary function as a living environment such as schools, parks, community meeting facilities, religious facilities, and comparable uses. These uses shall be designed to gn ureessan compatibility with adjoining residential addressing such issues as noise, lighting, and parking. (Inv 21) LU 6.2.6 Home Occupations Allow for home occupations in Newport Beach's residential neighborhoods provided that they do not adversely impact traffic, parking, noise, lighting, and other neighborhood qualities. (Inp 2.1) LU 6.2.7 Care Facilities Regulate Day Care and Residential Care facilities to the maximum extent allowed by federal and state law to minimize impacts on residential • neighborhoods, and actively pursue federal and state legislation that would give Mliewport Beach General Plan 56 land Use Element cities the ability to prohibit an over - concentration of recovery homes or sober • living homes in residential areas. (Inp 2.1) LU 6.2.8 Manufactured Housing Permit by right manufactured housing on individual lots in residential zones as per state law. Ensure compatibility with surrounding conventional dwelling uses by continuing to provide design standards for manufactured homes. (Inp 2.1) LU 6.2.9 Private Open Spaces and Recreational Facilities Require the open space and recreational facilities that are integrated into and owned by private residential development are permanently preserved as part of the development approval process and are prohibited from converting to residential or other types of land uses. (bra, 61,13.1) LU 6.2.10 Gated Communities Discourage the creation of new private entry gates in existing residential neighborhoods that currently do not have a gate located at the entrance of the community. (Inp 9.1, 29.1) Districts Districts are uniquely identifiable by their common functional role, mix of uses, density/intensity, • physical form and character, and/or environmental setting. Generally, they encompass large areas that often extend equally in length and breadth. They represent common gathering places for commerce, employment, entertainment, culture, and for living. While Newport Beach contains many districts, the General Plan policies in the following sections focus on those that are likely to change over the next 20 years as existing viable districts are enhanced, underperforming properties are revitalized, and opportunities are provided to accommodate the City's fair share of regional housing needs, as shown on Figure LU16. Policies are directed to the management of these changes to gnsureasstwe that they complement the characteristics that are valued by Newport Beach's residents. Development in each district will adhere to policies for land use type and density /intensity (Policy LU 4.1, Table LU1) and community character (LU 5.0), except as amended in this section of the Plan. The goals and policies for each district are preceded by a description of its uses and characteristics in 2005 and public input from the General Plan Update Visioning Process and Public Workshops that was considered in their formulation. Banning Ranch Located within the City's Sphere of Influence (SOP, the Banning Ranch area encompasses approximately 518 acres, of which 465 acres (includes 47 acres of water features) are under the jurisdiction of Orange County, and 53 acres within the jurisdiction of the City of Newport Beach, Banning Ranch is located in the western-most portion of the Newport Beach Planning Area, north of • Coast Highway and the Newport Shores residential community, immediately east of the Santa Ana River, and west and south of residential and industrial uses. The eastern portion of the site is higher in Newport Beach General Plan= 51 Land Use Element' anc, Qcp cl t el n Element LAND USES (designated as "OS(RV( LU 6.3.1 Primary Use Open space, including significant active community parklands that serve adjoining residential neighborhoods if the site is acquired through public funding. (Inp 21, 23.1, 23.5, 30.2) STRATEGY LU 6.3.2 Acquisition for Open Space Support active pursuit of the acquisition of Banning Ranch as permanent open space, which may be accomplished through the issuance of state bonds, environmental mitigation fees, private fundraising, developer dedication, and similar techniques. (Inp 91,14.7,14.11, 30.2) LU 6.4 If acquisition for open space is not successful, a high- quality residential community with supporting uses that provides revenue to restore and protect wetlands and important habitats. LAND USES LU 6.4.1 Alternative Use If not acquired for open space within a time period and pursuant to terms agreed to by the City and property owner, the site may be developed as a residential villages containing a mix of housing types, limited supporting retail, visitor accommodations, school, and active community parklands, with a majority of the property preserved as open space. The property owner may pursue entitlement and permits for a residential village during the time allowed for acquisition as open space. (Inp 2.1) Newport Beach General Plan • C� • M West Newport Mesa ,[he West Newport Mesa area contains a mix of residential, Mesa to the north, and Banning Ranch to ce, retoA industrial, and public uses. is immediately abutted by Hoag Hospital, the City of costa the west. Development in the area dates back to the mid- twentieth century. Hoag Hospital is a major activity center that continues to affect development in the area. It generates a strong market for the development of uses that support the hospital's h cyan medical Retail doctors' offices, convalescent and care facilities, medical supply, p commercial uses serve medical purposes, as well as nearby residents. re search; and Northern portions of the area are largely developed with light tnanufactunng' development, and business park uses. In many respects, these transition with comparable patterns of development in the Westside Costa Mesa area to the north. A number of Newport Beach's marine- related businesses have relocated to the area over recent decades as coastal land values have escalated. Most of the properties are of older for single business s of Southern Cal d have little landscape or l rPrn,ral treatment, typical Office and Co(roneicial bu3dirgs m West Newport Mesa MNewport Beach General Plan L U_s_e_E I e m e n t The majority of properties between the industrial uses and medical center are developed with multi- • family uses, including a few mobile home parks. The latter represent a resource of affordable housing in the City. These are interspersed with a school and other civic uses. The area's considerable mix of uses is not always complementary, nor at its edges where it abuts residential neighborhoods and other uses. Visioning process participants indicated that the West Newport Mesa area would benefit from revitalization The development of additional medical offices and other facilities supporting Hoag Hospital and additional residential units were widely endorsed. Participants were divided in their support for the retention of industrial uses. Policy Overview The General Plan provides for a mix of land uses for West Newport Mesa that include office, research, convalescent care, and retail facilities supporting Hoag Hospital, a consolidated light industrial district where non--water-dependent marine-related businesses would be encouraged to locate, enhanced housing opportunities, and supporting retail commercial services. While distinct sub - districts are defined by the Land Use Plan, the assembly and planning of multiple parcels across these districts to create a unified center that is linked by pedestrian walkways, parklands, and other amenities is encouraged. LU 6.6 • A medical district with peripheral medical services and research facilities that support the Hoag Hospital campus within a well- planned residential neighborhood, enabling residents to live close to their jobs and reducing commutes to outlying areas. LAND USES (refer to Figure LU18) LU 6.6.1 Hospital Supporting Uses Integrated with Residential Neighborhoods Prioritize the accommodation of medical - related and supporting facilities on properties abutting the Hoag Hospital complex [areas designated as "CO-M (0.5)" (Figure LU18, Sub -Area A)] with opportunities for new residential units [areas designated as " RM(18 /ac) "] and supporting general and neighborhood- serving retail services [ "CG(0.75}" and "CN(03M respectively. (brio 2.1) LU 6.6.2 Residential Types Promote the development of a mix of residential types and building scales within the densities permitted by the "RM' (Figure LU18, Sub -Area Q designation, which may include single- family attached, townhomes, apartments, flats, and comparable units. Residential densities maybe increased on a property as a means of promoting a variety of housing types within Newport Mesa, • Newport Beach General Plan s� Land Use Elements '-- 'gip r's-rA _n+-1. d n H a • provided that the overall average density of 18 units per acre is not exceeded. (Irmo 2.1) STRATEGY LU 6.6.3 Cohesive and Integrated Medical Campus Development Work with property owners and encourage the development of a master plan for streetscape, pedestrian, signage, and other improvements that contribute to a definable district. Land use boundaries delineated on the Land Use Diagram may be modified by a specific plan to achieve cohesive districts that integrateintegeated a variety of land uses. (Irrp 31, 4.1) LU 6.6.4 Livable Residential Neighborhood Work with property owners and encourage the preparation of a master plan for the residential neighborhood defining park and streetscape improvements that provide amenity for local residents and enhance the area's identity. (7np3.1, 4.1) LU 6.7 A general industrial district that transitions between the Hoag Hospital medical and residential community and industrial uses in the City of Costa Mesa, providing opportunities for needed uses that • cannot be accommodated elsewhere in Newport Beach. • LAND USES fdesfgnated as "IG(0.75), "refer to Figure LUM Sub -Area 81 LU 6.7.1 Primary Uses Encourage the development of small-scale incubator industries. (Irmo 2.1, 24.1) LU 6.7.2 Marine Based Businesses Encourage and provide incentives for the relocation of marine -based Newport Beach businesses, including boat storage and recreational vehicles, to properties retained for industrial purposes. (Inp 2-1,24.1) Balboa Peninsula The Balboa Peninsula comprises a series of districts lurked by the Newport Boulevard/Balboa Boulevard commercial and residential corridor. These include Lido Village, Cannery Village, McFadden Square, Balboa Village, and surrounding residential neighborhoods. =Newport Beach General Plan 65 Land Us g Element Lido Village • Lido Village is Primarily developed with commercial uses including grocery stores, restaurants, salons, home furnishings, apparel, and other specialty shops-Fafiging mF,. It also includes Lido Marina Village, a pedestrian - oriented waterfront development that includes visitor - serving commercial uses, specialty stores, and marine uses. Lido Village's southern edge contains specialty retail and restaurants, the Civic center, and churches. Lido Marina Village has experienced a high number of building vacancies and many retail stores are underperforming. Parking is limited. Multiple Property ownerships have traditionally inhibited cohesive and integrated development. Lido Village has a unique location at the turning basin in Newport Harbor. The channel is wider than in other locations, providing an oppomrrity for waterfront commercial uses that will not negatively impact residential uses across the channel. Pedesman- onemel reray use m LIZ WIVe Cannery Village Cannery Village is the historic center of the citys commercial fishing and boating industry and contains a mix of small shops, art galleries, professional offices, and service establishments. Marine - related commercial (boat sales) and marine- related industrial uses (boat repair) are also found in the area. Redevelopment of properties for residential, loft, and mixed residential and commercial use s, including live /wont facilities, appears to be an emerging tre nd. Older developments include some single - family residential units combined with commercial uses on single lots. Although the residential component of mixed= -use projects has performed well, there has been less success in attracting the commercial uses envisioned for the area particularly on the waterfront. Newport Beach General plan W • S6 u Land Use Element land °1 +Lend Use — he-men+ Cannery ViOage A Specific Plan has been developed, lit --nth multiple property ownerships havetha -4ms hindered cohesive and integrated development. McFadden Square McFadden Square surrounds the Newport Pier and extends between the ocean front and harbor. It was the center of the City's early shipping industry. Located adjacent to Newport Pier is the Dory Fishing Fleet. The fleet and open -air fish market have operated at this location since the fleet's founding in 1891 by Portuguese fishermen. The last remaining fleet of its type, it is a designated • historical landmark Commercial land uses are largely concentrated in the strips along Balboa and Newport Boulevards, with residential along the ocean front and marine - related uses fronting the harbor. Numerous visitor - serving uses include restaurants, beach hotels, tourist- oriented shops (t -shirt shops, bike rentals, and surf shops), as well as service operations and facilities that serve the Peninsula. There are several bars in the area with some featuring live music, especially along the ocean front. Historically, the area has been known for its marine- related industries such as shipbuilding and repair facilities and boat storage on the harbor, some of which have been in continuous operation for over fifty years. Public parking is available in three lots, which primarily serve the beach users, tourists, and the restaurant patrons. • Petal use in McFadden Square Residential m McFadden Square WNewport Beach General Plan 51 Land Use ElementLand Much of the McFadden Square area is pedestrian- oriented, with storefronts facing the street, the presence of signage at a pedestrian scale, and outdoor furniture, providing a pleasant environment for • visitors. However, certain areas present difficulty for pedestrian street crossing. Specifically the intersection of Newport and Balboa Boulevards, known as 1ht "Mixmaster," is one such crossing, as the roadway configuration at this location allows traffic flow from different directions and the street is wide. Balboa Village Balboa Village is the historic center for recreational and social activities on the Peninsula. It has had a strong marine heritage, and has attracted fishermen, recreational boaters, summer residents, and beachgoers. Many of the retail uses are visitor - oriented and seasonal in nature, including a "fun zone" along Edgewater Place that contains entertainment uses. Marine- related commercial uses, including ferries to Balboa and Catalina Islands and harbor tours, are present in the area. In general, Balboa Village is pedestrian- oriented with articulated building facades wades, and signage that is pedestrian scale. The Balboa Village core is surrounded by residences, with isolated pockets of commercial uses scattered along Balboa Boulevard. Peninsula Park also serves the area. Balboa Village and the greater Peninsula have experienced a transition to yeapround residential occupancy while the visitor uses have continued. Cumulatively, there is more commercial space than can be supported by local residents, and marginal commercial space is used by businesses that are seasonal and do not thrive throughout the year. Visifasemng road in Balboa VJlage housing in Balboa Village A specific plan has guided development in Balboa Village ("Central Balboa ") since 1997. The Plan's vision consisted of aesthetic improvements such as landscaping, pedestrian amenities, and design standards. It addressed property maintenance standards, parking district implementation, and circulation improvements. Additionally, it sought to establish a "family marine recreation theme," upgrade the Fun Zone, and improve the quality and mix of commercial tenants. The Caty has implemented some of this vision with a number of public improvements within the last few years, which include the addition of street furniture, lighting, landscaping, widened sidewalks, and decorative paving. Participants in the Visioning process indicated that Lido Village, Cannery Village, McFadden Square, and Balboa Village need continuing revitalization, and the City could be proactive in creating a vision u Newport Beach General Plan= 5� Land Use Elem nt •for reinforcement of Lido Village and McFadden Square as primary activity nodes, with the interior of Cannery Village allocated for residential or mixed -use development. The integration of uses in these areas and the harbor and bay was emphasized. While overnight lodging was not supported in the Visioning process survey and public meetings, in the opinion of the General Plan Advisory Committee smaller bed and breakfast and boutique hotels could be designed and scaled to complement the pedestrian- oriented village character of Lido Village, McFadden Square, and Balboa Village, as well as help the City's fiscal balance through the revenue that would be contributed. The public also supported the concentration of commercial uses in the core of Balboa Village, with I the re-use of outlying commercial properties for housing, and priority for water - oriented and visitor - serving commercial uses. Additionally, Balboa Village was identified as a suitable location for mixed- use development. • Policy Overview The General Plan provides for the enhancement of Lido Village, Cannery Village, McFadden Square, and Balboa Village as distinct pedestrian- oriented centers of Balboa Peninsula that would be interconnected through improved streetscapes along Newport/Balboa Boulevard, a waterfront promenade on Newport Harbor, and cross - access between the Harbor and beachfront. Lido Village, McFadden Square, and Balboa Village would contain a mix of visitor - serving, retail, small overnight accommodation facilities, and housing. In Cannery Village, commercial or mixed -use buildings would be developed at street intersections with intervening parcels developed for mixed= use or free - standing housing. Throughout the Peninsula, priority is established for the retention of marine- related uses. Areawide LU 6.8 A series of commercial, visitor - serving, marine -- related, civic, and residential neighborhoods that are vibrant throughout the year, differentiated by their historic and functional characteristics, and architectural style, yet integrated by streetscape amenities. LU 6.8.1 Urban Form Establish development patterns that promote the reinforcement of Balboa Peninsula's pedestrian scale and urban form as a series of distinct centers/ nodes and connecting corridors. (IV L 1) LU 6.8.2 Component Districts Lido Village and McFadden Square should be emphasized as the primary activity centers of the northern portion of the Peninsula, linked by corridors of retail and visitor - serving uses along Newport Boulevard and a mix of marine- related •I and residential uses on the Bay frontage, These surround a residential core in the =Newport Beach General Plan 59 "n-"se ElementLand Use Ele ° ^tlu n -d Use Element Lido Village (designated as "MU -W2," "CM(0.3)." "RM(20 /ae)." and "Pl(0.75). "refer to • Figure LUi9]) LU 6.9 A pedestrian - oriented village environment that reflects its waterfront location, providing a nix of uses that serves visitors and local residents. LAND USES LU 6.9.1 Priority Uses Encourage uses that take advantage of Lido Village's location at the Harbor's turning basin and its vitality and pedestrian character, including visitor - serving and retail commercial, small lodging facilities (bed and breakfasts, inns), and mixed -use buildings that integrate residential with retail uses [areas designated as 11MCi-W211, Subarea "A "]. A portion of the Harbor frontage and interior parcels (Subarea "B ") may also contain multi - family residential (designated as "RK20 /ac) "], and the parcel adjoining the Lido Isle Bridge, a recreational and marine commercial use [designated as "CM(0.3) "]. (Inp 2.1, 24.1) LU 6.9.2 Discouraged Uses • Discourage the development of new office uses on the ground floor of buildings that do not attract customer activity to improve the area's pedestrian character. (Inp 2.1) Cannery Village Interior Parcels [designated as "MU -Ha. " Figure LU19, Sub -Area C] LU 6.10 A pedestrian- oriented residential neighborhood that provides opportunities for live /work facilities and supporting retail uses. =Newport Beach General Plan n U I • Land Use Ele ent _ LAND USES LU 6.10.1 Priority Uses Allow multi- family residential and mixed -use buildings that integrate residential above retail or live -work units throughout Cannery Village. Require mixed -use, live -work, or commercial buildings to be developed on comer parcels. (Inn 2.1) DESIGN AND DEVELOPMENT LU 6.10.2 Residential Character and Architecture Require that residential buildings be designed to contribute to an overall neighborhood character, locating buildings along the street frontage to form a continuous or semi - continuous building wall. (Inp 2.1) LU 6.10.3 Specific Plan Guidelines Utilize design and development guidelines for Cannery Village identified in the Cannery Village /McFadden Square Specific Plan. (Inp 3.1) • BaYfronf Parcels [designated as "MU -W2." Figure LU19. Sub -Area EJ • LU 6.11 A water - oriented district that contains uses that support and benefit from its location fronting onto the bay, as well as provides new opportunities for residential. LAND USES LU 6.11.1 Priority Uses Accommodate water - oriented commercial and-- suppart4 —uses that support harbor recreation and fishing activities, and mixed -use structures with residential above ground =level water - oriented uses. (Inp 21, &1, 21.2) Newport Beach General Plan= �L Land Use Element6and LLae °1 emend Use €ierne —t McFadden Square, West and East of Newport Boulevard [designated as • "MU -W2. "Figure LU19. Sub -Area iU LU 6.12 A pedestrian - oriented village that reflects its location on the ocean, pier, and bay front, serving visitors and local residents. LAND USES LU 6.12.1 Priority Uses Accommodate visitor- and local- serving uses that take advantage of McFadden Square's waterfront setting including specialty retail, restaurants, and small scale overnight accommodations, as well as mixed--use buildings that integrate residential with ground level retail. (Inp 2.1) DESIGN AND DEVELOPMENT LU 6.12.2 Specific Plan Guidelines Utilize design and development guidelines for Wadden Square identified in • the Cannery VillageA&Fadden Square Specific Plan. (Inp 2.1) Balboa Village LU 6.13 An economically viable pedestrian— oriented village that serves local residents and; visitor; and provides residential in proximity to retail uses, entertainment, and recreation. PRIORITY USES (refer to Figure LU20) LU 6.13.1 Village Core [designated asWU -V2 "Sub- Area`!B Encourage local- and visitorserving retail commercial and mixed--use buildings that integrate residential with ground--level retail or office uses on properties. (Inp 2.1) =Newport Beach General Plan • ilm Land Use ElernentLand • LU 6.13.2 Bay Frontage (designated as "CV(0.75) "Sub -Area AJ Prioritize water - dependent, marine- related retail and services and visitor - serving retail. (Info 2.1, 24.1) LU 6.13.3 Commercial Properties out of Village Core (designated as "RT" Sub - Area CJ Promote re-use of isolated commercial properties on Balboa Boulevard for residential units. (I"p 2.1) DESIGN AND DEVELOPMENT LU 6.13.4 Streetscapes Promote the completion of enhancements to Balboa Village's streetscapes to enhance the area's visual quality and character as a pedestrian- oriented environment. (Info 20.1) STRATEGY LU 6.13.5 Rebuilding of Nonconfomrine- Gen%nag Structures Permit existing commercial buildings that exceed the permitted development intensities to be renovated, upgraded, or reconstructed to their pre - existing • intensity and, at a minimum pre existing number of parking spaces. (Irmo 2.1) LU 6.13.6 Enhancing Balboa Village's Viability and Character Provide incentives for owners to improve their properties, to develop retail uses that serve adjoining residential neighborhoods, and retain and develop marine- related uses along the harbor frontage. (Inp 24.1) Newport Center /Fashion Island Newport Center /Fashion Island is a regional center of business and commerce that includes major retail, professional office, entertainment, recreation, and residential in a master planned mixed -use development. Fashion Island, a regional shopping center, fomrs the nucleus of Newport Center, and is framed by this mixture of office, entertainment, and residential. 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 four major arterials that service this development. High -rise office and hotel buildings to the north of the Center form a visual background for lower rise buildings and uses to the south and west. Interspersed in the Newport Center area are two hotels, public and semi -public uses including the Newport Beach Police and Fire Departments and Change County Museum of .Art, and entertainment uses (along the perimeter of Newport Center Drive). It is also the location of a transportation center, located at San Joaquin Hills Road and MacArthur Boulevard. Multi - family residential is located east of • the Police Department. Lands adjacent to Coast Highway and Jamboree Road are developed for the Newport Beach General Plan Land Use Element Policy Overview The General Plan provides for additional retail opportunities at Fashion Island and hotel rooms and housing units in Newport Center. Office development would be limited to the expansion of existing rather than new buildings. Emphasis is placed on the improvement of the area's pedestrian character, by improving connectivity among the "superblocks," installing streetscape amenities, and concentrating buildings along Newport Center Drive and pedestrian walkways and public spaces. LU 6.14 A successful mixed -use district that integrates an- economic and commercial centers serving the needs of Newport Beach residents and the subregion, with expanded opportunities for residents to live close to jobs, commerce, entertainment, and recreation, and is supported by a pedestrian- friendly environment. LAND USES [refer to Figure LU2 11 LU 6.14.1 Fashion Island[ "CR "designation] • Provide the opportunity for an additional anchor tenant, other retail, and/or entertainment and supporting uses that complement, are integrated with, and gft enhance the economic vitality of existing development. A maximum of 213,257 MW square feet of retail development capacity specified by Table LU2 (Anomaly Locations) may be reallocated for other permitted uses in Newport Center, provided that the peak hour vehicle trips generated do not exceed those attributable to the underlying retail entitlement. The khan* ,Director of PlawL;Rg revise this number upon approval of the transfer or conversion of the retail development capacity with approval by the City Council. (Inp 2.1) LU 6.14.2 Newport Center[`MUH3," "CO R," `9C0 M, "and 'PM "designations] Provide the opportunity for limited residential, hotel, and office development in accordance with the limits specked by Tables LU1 and LU2. (Inp 2.1) DESIGN AND DEVELOPMENT LU 6.14.3 Transfers of Development Rights Development rights may be transferred within Newport Center, subject to the approval of the Cary with the finding that the transfer is consistent with the intent of the General Plan and that the transfer will not result in any adverse traffic impacts. (Inp 2.1) r1 LJ Newport Beach General Plan= t Y�� u Airport Area The Airport Area encompasses the properties abutting and east of (JWA) and is in close proximity to the Irvine Business Complex and University of California, Irvine (LJC). This proximity has influenced the area's development with uses that support JWA and Ua, such as research and development, high technology industrial and visitor - serving uses, such as hotel and car rental agencies. A mix of low, medium, and high= -rise office buildings predominate, with lesser coverage of supporting multi -tenant commercial, financial, and service uses. A number of buildings are occupied by corporate offices for industry and financial uses. Koll Center, at MacArthur Boulevard and Jamboree Road, was developed as a master planned campus office park Manufacturing uses occupy a small percentage of the Airport Area. Three large hotels have been developed to take advantage of their proximity to JWA, local businesses, and those in the nearby Irvine Business Complex. The area immediately abutting JWA, referred to as the "Campus Tract," contain a diverse mix of low intensity industrial, office, and airport- related uses, including a number of auto-related commercial uses including carwash, auto-detailing, rental, repair, and parts shops. In comparison to properties to the east, this area is underutilized and less attractive. Office in Airport Area Hotel in Airport Areu Development in the Airport Area is restricted due to the noise impacts of JWA. Much of the southwestern portion of the area is located in the 65 dBA CNEL, which is unsuitable for residential and other "noise- sensitive" uses. Additionally, building heights are restricted for aviation safety. Recent development activity in the City of Irvine's Business Complex; to the north; has included the transfer of development rights, bringing more intense development closer to the Airport Area; and resulting in the conversion of office to residential entitlement. This activity is changing the area to a mixed -use center. Through the Visioning process and preparation of the General Plan, the public preferred revitalization of the Airport Area with income; — generating land uses. Generally, a range of development types were acceptable as long as traffic is not adversely affected. However, a ma)ority believed that the Airport Area is urban in character, different than other City neighborhoods. Additional density and traffic congestion were considered more acceptable here than other pats of the City. There was strong support for new hotels and broad consensus on mixed -rue development • with residential and revenue - generating uses. Newport Beach General Plan G6 Land Use Element_ s _ � El tl d Use Element Policy Overview The General Plan provides for the development of office, industrial, retail, and airport- related businesses in the Airport Area, as well as the opportunity for housing and supporting services. The latter would be developed as clusters of residential villages centering on neighborhood parks and interconnected by pedestrian walkways. These would contain a mix of housing types and buildings that integrate housing with ground= level convenience retail uses and would be developed at a sufficient scale to achieve a "complete" neighborhood. Housing and mixed -use buildings would be restricted from areas exposed to noise levels of 65 dBA CNEL and higher. Over time, commercial and industrial properties located in the Campus Tract would be revitalized including street frontage landscape and other improvements. LU 6.15 A mixed -use community that provides jobs, residential, and supporting services in close proximity, with pedestrian - oriented amenities that facilitate€aeilimes wAing and enhance livability. URBAN FORM AND STRUCTURE [refer to Figure LU221 LU 6.15.1 Land Use Districts and Neighborhoods Provide for the development of distinct business park, commercial, and airport- serving districts and residential neighborhoods that are integrated to nureaswre a quality environment and compatible land uses. (Inp 1.1, 2.1) LU 6.15.2 Underperforming Lanai Uses Promote the redevelopment of sites with underperforming retail uses located on parcels at the interior of large blocks for other uses, with retail clustered along major arterials (e.g., Bristol, Campus, MacArthur, and Jamboree), except where intended to serve and be integrated with new residential development. (Inp 2.1, 24.1) LU 6.15.3 Airport Compatibility Require that all development be constructed in conformance with the height restrictions set forth by Federal Aviation Administration (FAA), Federal Aviation Regulations (FAR) Part 77, md-Caltrans Division of Aeronautics, and that residential development be located outside of the 65 dBA CNEL noise contour specified by the 1985 JWA Master Plan. (Inp 2.1, 3.1, 4.1, 14.3) =Newport Beach General Plan 0 • • a Land Use Elente -01 and 11ca clamentLand Use ct. .. e • Mixed - -Use Districts [subarea C. "MU-H2" designation] PRIMARY /UNDERLYING LAND USES LU 6.15.4 Priority Uses Accommodate office, research and development, and similar uses that support the primary office and business park functions such as retail and financial services, as prescribed for the "CO-G" designation, while allowing for the re -use of properties for the development of cohesive residential villages that are integrated with business park uses. (Inp 2.1) RESIDENTIAL VILLAGES LAND USES LU 6.15.5 Residential and Supporting Uses Accommodate the development of a maximum of 2,200 multi - family residential units, including work force housing, and mixed -use buildings that integrate residential with ground level office or retail uses, along with supporting retail, grocery stores, and parklands. Residential units may be developed only as the replacement of underlying permitted nonresidential uses. When a development phase includes a mix of residential and nonresidential uses or replaces existing industrial uses, the number of peak hour trips generated by cumulative • development of the site shall not exceed the number of trips that would result from development of the underlying permitted nonresidential uses. However, a maximum of 550 units may be developed as infill on surface parking lots or areas not used as occupiable hWLdinglg -s on properties within the Conceptual Development Plan Area depicted on Figure LW J22 provided that the parking is replaced on site. (Inp 2.1) MINIMUM SIZE AND DENSITY LU 6.15.6 Size of Residential Villages [refer to Figure LU231 Allow development of mixed —use residential villages, each containing a minimum of 10 acres and centered on a neighborhood park and other amenities (as conceptually illustrated in Figure LU23). The first phase of residential development in each village shall encompass at least 5 gross acres of land, exclusive of existing rights -of -way. This acreage may include multiple parcels provided that they are contiguous or face one another across an existing street. At the discretion of the City, this acreage may also include part of a contiguous property in a different land use category, if the Caty finds that a sufficient portion of the contiguous property is used to provide functionally proximate parking, open space, or other amenity. The "Conceptual Development Plan' area shown on Figure LL122 shall be exempt from the 5-acre minimum, but a conceptual development plan described in Policy LU 6.15.11 shall be required. • (Inp 2.1, 3.1, 4.1) Newport Beach General Plan M 61 Land Use Element' gnei " F' +' a Use Element LU 6.15.7 Overall Density and Housing Types Require that residential units be developed at a minimum density of 30 units and maximum of 50 units per net acre averaged over the total area of each residential village. Net acreage shall be exclusive of existing and new rights -of- way, public pedestrian ways, and neighborhood parks. Within these densities, provide for the development of a mix of building types ranging from townhornes to high -rises to accommodate a variety of household types and incomes and to promote a diversity of building masses and scales. (Irp 2.1, 3. 1, 4.1) LU 6.15.8 First Phase Development Density Require a residential density of 45 to 50 units per net acre, averaged over the first phase for each residential village. This shall be applied to 100 percent of properties in the first phase development area whether developed exclusively for residential or integrating service commercial horizontally on the site or vertically within a mixed -use building. On individual sites, housing development may exceed or be below this density to encourage a mix of housing types, provided that the average density for the area encompassed by the first phase is achieved. (I"p 2.1, 3.1, 4.1) LU 6.15.9 Subsequent Phase Development Location and Density n U Subsequent phases of residential development shall abut the first phase or shall face the first phase across a street. The minimum density of residential . development (including residential mixed -use development) shall be 30 units per net acre and shall not exceed the maximum of 50 units per net acre averaged over the development phase. (Irrp 2.1, 3.1, 4.1) STRATEGY AND PROCESS LU 6.15.10 Regulatory Plans Require the development of a regulatory plan for each residential village, which shall contain a minimum of 10 acres, to coordinate the location of new parks, streets, and pedestrian ways;3 set forth a strategy to accommodate neighborhood - serving commercial uses and other amenities;; establish pedestrian and vehicular connections with adjoining land uses;, and eerie compatibility with office, industrial, and other nonresidential uses. (Inp 2.1, 3. 1, 4.1, 13.1) r 1 u =Newport Beach General Plan v • • • Land Use Element' and I- so Eleme°" and Use li °°• LU 6.15.11 Conceptual Development Plan Area Require the development of one conceptual development plan for the area depicted on Figure LU22, should residential units be proposed on any property within this area. This plan shall demonstrate the compatible and cohesive integration of new housing, parking structures, open spaces, recreational amenities, pedestrian and vehicular linkages, and other improvements with existing non - residential structures and uses. To the extent existing amenities are proposed to satisfy Neighborhood Park requirements, the plan shall identify how these amenities will meet the recreational needs of residents. Each residential village in the Conceptual Development Plan Area shall also comply with all elements required for regulatory plans defined by Policy 6.15.10. (Imo 2.1, 3.1, 4.1) LU 6.15.12 Development Agreements A Development Agreement shall be required for all projects that include infill residential units. The Development Agreement shall define the improvements and public benefits to be provided by the developer in exchange for the City's commitment for the number, density, and location of the housing units. (Into 2.1, 3.1, 4.1, 13.1) DESIGN AND DEVELOPMENT Neighborhood Parks LU 6.15.13 Standards To provide a focus and identity for the entire neighborhood and to serve the daily recreational and commercial needs of the community within easy walking distance of homes, require dedication and improvement of at least $eighe percent of the gross land area (exclusive of existing rights -of -way) of the first phase development in each neighborhood, or 1 ene-half -acre, whichever is greater, as a neighborhood park. This requirement may be waived by the City where it can be demonstrated that the development parcels are too small to feasibly accommodate the park or inappropriately located to serve the needs of local residents, and when an in -lieu fee is paid to the City for the acquisition and improvement of other properties as parklands to serve the Airport Area. In every case, the neighborhood park shall be at least 8-eight-percent of the total Residential Village Area or one acre in area, whichever is greater, and shall have a minimum dimension of 150 feet. Park acreage shall be exclusive of existing or new rights -of -way, development sites, or setback areas. A neighborhood park shall satisfy some or all of the requirements of the Park Dedication Onlinance, as prescribed by the Recreation Element of the General Plan. (Inp 2.1, 3.1, 4.1, 23.1, 30.2) Newport Beach General Plan 0 land Use Element' one] Us Illustrates integration ot pubbc parks in ragn density residential develoPrtrents. Perks are surrour ay vrnna incorporate a diversity of active and passive recraalional fwfitias • LU 6.15.14 Location • Require that each neighborhood park is clearly public in character and is accessible to all residents of the neighborhood. Each park shall be surmunded by public streets on at least two sides (preferably with on -street parlung to serve the parr, and shall be linked to residential uses in_ its respective neighborhood by streets or pedestrian ways. (Inp 2.1, 3.1, 4.1) LU 6.15.15 Aircraft Notification Require that all neighborhood pa& be posted with a notification to users regarding proximity to john Wayne Airport and aircraft overflight and noise. (Grin 23.2) On -Site Recreation and open space LU 6.15.16 Standards Require developers of multi - family residential developments on parcels 8 eight acres or larger; to provide on recreational amenities. For these developments, 44 square feet of on -sae recreational amenities shall be provided for each dwelling unit in addition to the requirements under the City's Park Dedication Ordinance and in accordance with the Paris and Recreation Element of the General Plan, on -site recreational amenities can consist of public urban plazas or squares where there is the capability for recreation and • outdoor activity• These recreational amenities may also include swimming Pools, exercise facilities, tennis courts, and basketball courts. Where there is insufficient MWewport Beach General Plan Land Use ElementLand Use EIe.......jLan.a Use Element • land to provide on -site recreational amenities, the developer shall be required to pay cash in-lieu that would be used to develop or upgrade nearby recreation facilities to offset user demand as defined in the City's Park Dedication Fee Ordinance. The acreage of on -site open space developed with residential projects may be credited against the parkland dedication requirements where it is accessible to the public during daylight hours, visible from public rights -of -way, and is of sufficient size to accommodate recreational use by the public. However, the credit for the provision of on -site open space shall not exceed 30 percent of the parkland dedication requirements. (Inp 2 1, 3.1, 4.1, 30.2) Streets and Pedestrian Ways LU 6.15.17 Street and Pedestrian Grid Create a pattern of streets and pedestrian ways that breaks up large blocks, improves connections between neighborhoods and community amenities, and is scaled to the predominantly residential character of the neighborhoods. (Inp 3.1, 4.1, 16.1) LU 6.15.18 Walkable Streets Retain the curb- to-curb dimension of existing streets, but widen sidewalks to provide park strips and generous sidewalks by means of dedications or • easements. Except where traffic loads preclude fewer lanes, add parallel parking to calm traffic, buffer pedestrians, and provide short-term parking for visitors and shop customers. (Inp 3.1, 4.1, 16.1, 20.1) • illustrates pedestrian orenfed mu&famity residentiaf streets with wide sidewalks, onsfreet parking, parkways, and units fronting onto streets. LU 6.15.19 Connected Streets Require dedication and improvement of new streets as shown on Figure LU23. The illustrated alignments are tentative and may change as long as the routes provide the intended connectivity. If traffic conditions allow, connect new and existing streets across Macanhur Boulevard with signalized intersections, crosswalks, and pedestrian refuges in the median. (Inp 16.1) Newport Beach General Plan III Land Use Elementn^^ -' 1.1%p ElA - F'^^ -' Use Element LU 6.15.20 Pedestrian Improvements • Require the dedication and improvement of new pedestrian ways as conceptually shown on Figure LU23. The alignment is tentative and may change as long as the path provides the intended connectivity. For safety, the full length of pedestrian ways shall be visible from intersecting streets. To maintain an intimate scale and to shade the path with trees, pedestrian ways should not be sized as fire lanes. Pedestrian ways shall be open to the public at all hours. (Inp 16.11) Parking and Loading LU 6.15.21 Required Spaces for Primary Uses Consider revised parking requirements that reflect the mix of uses in the neighborhoods and overall Airport Area, as well as the availability of on -street parking. (Inp 2.1) Relationship of Buildings to Street LU 6.15.22 Building Massing Require that high -rise structures be surrounded with low and mid -rise structures fronting public streets and pedestrian ways or other means to promote a more pedestrian scale. (Inp 3.1, 4.1) LU 6.15.23 Sustainable Development Practices Require that development achieves a high level of environmental sustainability that reduces pollution and consumption of energy, water, and natural resources. This may be accomplished through the mix and density of uses, building location and design, transportation modes, and other techniques. Among the strategies that should be considered are the integration of residential with jobs - generating uses, use of alternative transportation modes, maximized walkability, use of recycled materials, capture and re-use of storm water on -site, water conserving fixtures and landscapes, and architectural elements that reduce heat gain and loss. (Inp 3.1, 4.1, 16.11, 17.1, 19.1) Campus Tract f "AO" designation Sub -Area 81 LAND USES LU 6.15.24 Primary Uses Accommodate professional office; aviation retail; automobile rental, sales, and service, subject to discretionary review of the Planning Commission; hotels; and ancillary retail, restaurant, and service uses that are related to and support the functions of John Wayne Airport, as permitted by the "AC' designation. gnp 2.1) ®Newport Beach General Plan 0 -1.a Land Use Element . • STRATEGY LU 6.15.25 Economic Viability Provide incentives for lot consolidation and the re -use and improvement of properties located in the "Campus Th tt ," west of Birch Street. (Irrp 2.1, 24.1) LU 6.15.26 Automobile Rental and Supporting Uses Work with automobile rental and supporting uses to promote the consolidation and visual improvement of auto storage, service, and storage facilities. (Inp 24.1) LU 6.15.27 Site Planning and Architecture Encourage and, when property improvements are subject to discretionary review, require property owners within the Campus Tract to upgrade the street frontages of their properties with landscape, well- designed signage, and other amenities that improve the area's visual quality. (Imp 3.1, 71, 8.1) Commercial Nodes f "CG" designation Sub -Area C --part) LU 6.15.28 Priority Uses Encourage the development of retail, financial services, dining, hotel, and other • uses that support the John Wayne Airport, the Airport Area's office uses, and, as developed, its residential neighborhoods, as well as automobile sales and supporting uses at the MacArthur Boulevard and Bristol Street node. (Irrp 2.1, 24.1) Commercial Office District ["CO-G" designation Sub -Area C --part] LU 6.15.29 Priority Uses Encourage the development of administrative, professional, and office uses with limited accessory retail and service uses that provide jobs for residents and benefit adjoining mixed= -use districts. (IV 2.1, 24.1) J Corridors Corridors share common characteristics of Districts by their identifiable functional role, land use mix, density /intensity, physical form and character, and/or environmental setting. They differ in their linear configuration, generally with shallow_ —depth parcels located along arterial streets. They are significantly impacted by traffic, often inhibiting access during peak travel periods. Their shallow depths make them unsuitable for many contemporary forms of commercial development that require large building footprints and extensive parking. While the City is crossed by a number of commercial corridors, the General Plan's policies focus on those in which change is anticipated to occur during the next 20 years. Additionally, they provide • guidance for the maintenance of a number of corridors in which it is the objective to maintain existing types and levels of development. Newport Beach General Plan 13 Land Use EI me i Development in each corridor will adhere to policies for land use type and density/intensity (LU 4.1, Table M) and community character (LU 5.0), except as specified in this section of the Plan. LU 6.16 Development along arterial corridors that is compatible with adjoining residential neighborhoods and open spaces, is well designed and attractive, minimizes traffic impacts, and provides adequate parking. LU 6.16.1 Efficient Parcel Utilization Promote the clustering of retail and hotel uses by the aggregation of individual parcels into larger development sites through incentives such as density bonuses or comparable techniques. (Inp 2.1, 24.1) LU 6.16.2 Private Properly Improvements Work with properly owners to encourage t etheir upgrade of existing commercial development including repair and/or repainting of deteriorated building surfaces, well- designed signage that is incorporated into the architectural style of the building, and expanded landscaping. (Inp 24.1) LU 6.16.3 Property Access NLnimize driveways and curb cuts that interrupt the continuity of street_- facing building elevations in pedestrian- oriented districts and locations of high traffic volumes, prioritizing their location on side streets and alleys, where feasible. (Inp 2.1) LU 6.16.4 Shared Parking Facilities Work with properly owners and developers to encourage the more efficient use of parcels for parking that can be shared by multiple businesses. (Inp 26.10) LU 6.16.5 Compatibility of Business Operations with Adjoining Residential Neighborhoods Work with local businesses to e— _ureassere that retail, office, and other uses do not adversely impact adjoining residential neighborhoods. This may include strategies addressing hours of operation, employee loitering, trash pickup, truck delivery hours, customer arrivals and departures, and other activities. (Inp 8.2) LU 6.16.6 Design Compatibility with Adjoining Residential Neighborhoods • 1--] Require that building elevations facing adjoining residential units be designed to convey a high - quality character and e t reassure privacy of the residents, and that properties be developed to mitigate to the maximum extent feasible impacts of lighting, noise, odor, trash storage, truck deliveries, and other business • activities. Building elevations shall be architecturally treated and walls, if used as MNewport Beach General Plan -�q • buffers, shall be well - designed and landscaped to reflect the area's residential village character. (Inp 2.1) • • West Newport The West Newport Coast Highway Corridor extends from Summit Street to just past 60th Street. It is a mixed commercial and residential area, with the former serving the adjoining Newport Shores residential neighborhood, the West Newport residential neighborhood south of Coast Highway, and beach visitors. Commercial uses are concentrated on the north side of Coast Hghway at the Change Street intersection and east of Cedar Street to the Semeniuk Slough. Intervening areas are developed with a mix of multi - family apartments and, west of Grant Avenue, mobile and manufactured homes. Prnnary commercial uses include communit}- related retail such as *-dry cleaners, liquor store , deli, and convenience stores, as well as a few visitor - serving motels, dine -in family -style restaurants, and fast -food establishments. Generally, they are developed on shallow parcels of substandard size and configuration due to past widening of West Coast Hghway and contain insufficient parking. Many of the commercial buildings appear to have been const acted in the 1960s}�68 s to ng. Man although some motels have been recently upgraded A portion of the mobile homes are situated along Semeniuk Slough and the Army Cos restore wetlands, while a number of the single - family homes outside the area are also located along the Slough. A mobile home park containing older units of which a located on the westernmost parcels and a many appear to be poorly maintained, o portion as the tidelands. This site serves as the "entry, to the City and as a portal to the proposed Change Coast River Park. 'This area is regulated by an adopted Specific Plan, which was intended to promote its orderly development and provide service commercial uses for nearby residences. Hes4enbal in West Newport The vlslon7n Conrme¢ial in West Newpw g process found that the West Newport Corridor is among those that require revitalization. Clustering of commercial uses to enhance their economic vitality and improve the appearance of the area was supported, as was the improvement of the quality of commercial development on the Highway. Redevelopment of the was a high priority for the neighborhood westernmost parcel occupied by a trailer panic Newport Beach General Plan Land Use Elernent'a° -' 'Ina r1Pr.PePJLGAd Use— El -ernen# Policy Overview The General Plan provides for the improvement of Coast F3ighway fronting properties in West Newport by concentrating local and visitor - serving retail in two centers at Prospect Street and Orange Street with expanded parking, enhancing existing and allowing additional housing on intervening parcels, and developing a clearly defined entry at kis western edge with Huntington Beach. The latter may include improvements that would support the proposed Orange Coast .River Park LU 6.17 A corridor that includes a gateway to the City with amenities that support the Orange Coast River Park, as well as commercial clusters that serve local residents and coastal visitors at key intersections, interspersed with compatible residential development. LAND USES [refer to Figure LU241 LU 6.17.1 Western Entry Parcel [designated as uRM(26 1ac) "and `RM 10S(85du)'7 STRATEGY r1 LJ Work with community groups and the County to facilitate the acquisition of a portion or all of the property as open space, which may be used as a staging area . for Orange Coast River Park with parking, park-related uses, and an underpass to the ocean. As an alternative, accommodate multifamily residential on all or portions of the property not used for open space. (Inp 14.3, 29.1) LU 6.17.2 Improved Visual Image and Quality Implement streetscape improvements to enhance the area's character and image as a gateway to Newport Beach and develop a stronger pedestrian environment at the commercial nodes. (Inp 20.1) LU 6.17.3 Streetscape Require that upgraded and redeveloped properties incorporate landscaped setbacks along arterial streets to improve their visual quality and reduce impacts of the corridor's high traffic volumes. (Inp 2.1) Old Newport Boulevard Old Newport Boulevard was formerly the primary roadway leading into the city from the north, containing a diversity of highwaroriented retail and office uses. Shifting of vehicle trips to the parallel (new) Newport Boulevard reduced the corridor's traffic vohunes and economic vitality, resulting in significant changes in its land use mix. • =Newport Beach General Plan 1� • os.ce and retail on O,d Newport Bmdevard and Hoag professional offices. The corridor is abutted' barreai isnpa�lgybdevel pled with co )Ping chaa home fumish"t Boulevard. Today, specialty shopping salons. Most specialty retail appears to occupy converted residential buildings. re Secondary uses include personal services, restaurants, an sP stores and beauty number of auto - related businesses and service facilities are located m the corridor. o Hoag Hospital, °'h which is incompatible with the Predominant pattern of retail service and office uses. Medical office rues have expanded considerably during recent years, due to the corridor s proximity expanding its buildings and facilities. there are some walkable areas, This corridor rt Boulevard is wrdeband theresr�are a oriented � ° uses and lo`tdco configurations that do not create a , wPo consistent wallmay Newport Boulevard Specific Pian District that includes Development in the area is guided by the Old for the orderly development of properly. design guidelines and development standards providing Newport Beach Generol Plan Land Use Element' ^' Uqp ripmonfLand Use r'pmpnt Little public input was received pertaining to Old Newport Boulevard during the General Plan's preparation. In general, the preservation of the status quo was supported. Although, the public • supported the development of mixed -use buildings that integrate residential with ground floor retail and townhomes on the east side of Old Newport Boulevard as a transition with adjoining residential neighborhoods. Policy Overview In the Old Newport Boulevard area, the General Plan provides for the development of professional offices, retail, and other uses that support Hoag Hospital„ and retail uses serving adjoining residential neighborhoods. Pedestrian walkways within and connections west to Hoag Hospital would be improved and streetscapes installed. LU 6.18 A corridor of uses and services that support Hoag Hospital and adjoining residential neighborhoods. LAND USES [designated as "CO-G(0.5)," refer to FigureLU251 LU 6.18.1 Priority Uses Accommodate uses that serve adjoining residential neighborhoods, provide • professional offices, and support Hoag Hospital. (Inp 2.1) LU 6.18.2 Discouraged Uses Highway-oriented retail uses should be discouraged and new "heavy" retail uses, such as automobile supply and repair uses, prohibited. (Inp 2.1) DESIGN AND DEVELOPMENT LU 6.18.3 Property Design Require that buildings be located and designed to orient to the Old Newport Boulevard frontage, while the rear of parcels on its west side shall incorporate landscape and design elements that are attractive when viewed from Newport Boulevard. (Inp 2.1) LU 6.18.4 Streetscape Design and Connectivity Develop a plan for streetscape improvements and improve street crossings to facilitate pedestrian access to Hoag Hospital and discourage automobile trips. (Inp 20.1) • =Newport Beach General Plan G • Mariners' Mile Lgnd Use Element Land Use file� Mariners' We is a heavily traveled segment of Coast Highway extending from the Arches Bridge on the west to Dover Drive on the east. It is developed with a mix of highwaroriented retail and marine- related commercial uses. The latter are primarily concentrated on barfronting properties and include boat sales and storage, sailing schools, marinas, visitor - serving restaurants, and comparable uses. A large site is developed with the Balboa Bay Club and Resort, a hotel, private club, and apartments located on City tidelands. A number of properties contain non - marine commercial uses, offices, and a multi -story residential building. Harh,r, X194, and ws ;10T- Scnvu�g uses in Manners Mile Inland properties are developed predominantly for highway- oriented retail, neighborhood commercial services. A number of sites contain automobile dealerships and service facilities and neighborhood- serving commercial uses. The latter includes salons, restaurants, apparel, and other specialty shops ranging from wine stores to home furnishings stores. While single use free - standing buildings predominate, there are a significant number of multi -tenant buildings that combine a number of related or complementary uses in a single building or buildings that are connected physically or through design. • Newport Beach General Plan r)9 Land Use Element The Mariners' Mile Strategic Vision and D_ eskpPe%a Plan provides for the area's evolution as a series of districts serving visitors and local residents. Along the northern portion of Coast Highway in the vicinity of Tustin Avenue, Riverside Avenue, and Avon Street, it provides for a pedestrian - friendly retail district. In the western and easternmost segments, the Plan provides for the infill of the auto- oriented retail and visitor - serving commercial uses. Along the Harbor frontage, the Vision and Design Plan emphasizes the development of Harbor - related uses and proposes a continuous pedestrian promenade to create a vibrant public waterfront. Throughout the corridor, the Plan proposes to upgrade its visual character with new landscaping and streetscape amenities, as well as improvements in private development through standards for architecture and lighting. Plans provide for the widening of Coast Highway, reducing the depth of parcels along its length. Recent development projects have set back their buildings in anticipation of this change. Traffic along the corridor and the potential for widening also impact the ability to enhance pedestrian activity and streetscape improvements, unless overhead pedestrian crossings are considered. Visioning process participants identified Mariners' Mile as a location that needs revitalization and suggested that an overall vision be defined to meet this objective. It was also defined as a location appropriate for mixed -use development integrating residential and commercial or office space. A majority opposed hotel development in Mariners' Mile. Participants were divided on the questions of preserving opportunities for coastal related uses in Mariners' Mile and whether the City should requite or offer incentives to ensureas5we such uses. Property owners noted that high land values and rents limit the number of marine - related uses that can be economically sustained in the area. Although the public supported the development of residential in Mariners' Mile, there was a difference of opinion regarding whether it should be located on the Harbor frontage or limited it to inland parcels. Policy Overview The General Plan provides for the enhanced vitality of the Mariners' Mile corridor by establishing a series of distinct retail, mixed -use, and visitor - serving centers. Harbor - fronting properties would accommodate a mix of visitor - serving retail and marine- related businesses, with portions of the properties available for housing and mixed -use structures. View and public access corridors from Coast Highway to the Harbor would be required, with a pedestrian promenade developed along the length of the Harbor frontage. Parcels on the inland side of Coast Highway, generally between Riverside Avenue and the southerly projection of Irvine Avenue, would evolve as a pedestrian - oriented mixed -use "village" containing retail businesses, offices, services, and housing. Sidewak would be improved with landscape and other amenities to foster pedestrian activity. Inland properties directly fronting onto Coast Highway and those to the east and west of the village would provide for retail, marine - related, and office uses. Streetscape amenities are proposed for the length of Mariners' Mile to improve its appearance and identity LU 6.19 A corridor that reflects and takes advantage of its location on the Newport Bay waterfront, supports and respects adjacent residential neighborhoods; and exhibits a quality visual image for travelers on Coast Highway. 11 • =Newport Beach General Plan C6 roc • Land Use Element' and "°° Clenjk°•' and Use p1°• STRUCTURE LU 6.19.1 Differentiated .Districts Differentiate and create cohesive land use districts for key subareas of Mariners' Mile by function, use, and urban form These should include (a) harbor - oriented uses with limited residential along the waterfront;, (b) ___:__ ______IL_ L_ —____ n____'J_ n_______ _ 1 _1 _ .1 1 highway-oriented commercial corridor (see Figure LU26L� ). and (d community /neighlZOrfroos l- serving "village" (Inp 1.1, 2.1) LAND USES (refer to Figure LU26) LU 6.19.2 Bay Fronting Properties [designated as 'MU-W1 "Sub -Area AJ Encourage marine - related and visitor - serving retail, restaurant, hotel, institutional, and recreational uses, and allow residential uses on parcels with a minimum frontage of 200 lineal feet where a minimum of 50 percent of the permitted square footage shall be devoted to nonresidential uses. (Inp 2.1, 5.1, 24.1) • LU 6.19.3 Marine- Related Businesses • Protect and encourage facilities that serve marine - related businesses and industries unless present and foreseeable future demand for such facilities is already adequately provided for in the area. Encourage coastal- dependent industrial uses to locate or expand within existing sites and �ivallewed I reasonable long -term growth. (Inp 2 1, 5.1, 24.1) LU 6.19.4 Inland side of Coast Highway [designated as IMU -H2," "CG(0.3), "and 4CG(0.5) "Sub -Arras B and q Accommodate a mix of visitor and local- serving retail commercial, residential, and public uses. The Coast Highway frontage shall be limited to nonresidential uses. On ktbnd1fdmd parcels, generally between Riverside Avenue and Tustin Avenue, priority should be placed on accommodating uses that serve upland residential neighborhoods such as grocery stores, specialty retail, small service office, restaurants, coffee shops, and similar uses. (Inp 2.1, 5.1) LU 6.19.5 Parking Require adequate parking and other supporting facilities for charters, yacht sales, visitor- serving, and other waterfront uses. (Inp 2.1, 5.1) Newport Beach General Plan® 14 Land Use Elernent.l.and ■ A site - specific analysis shall be conducted for new development to determine the appropriate size, configuration, and design of the view and access • corridor that meets these objectives, which shall be subject to approval in the Development Plan review process. (Inp 2. 1) LU 6.19.10 Waterfront Promenade Require that development on the bayBay frontage implement amenities that ensureasstxe access for coastal visitors. Pursue development of a pedestrian promenade along the Bayfront. (I»p 2.1, 20.2) Community /Neighborhood Village LU 6.19.11 Pedestrian - Oriented Village Require that inland properties that front onto internal streets within the Community/Neighborhood Village locate buildings along and forming a semi - continuous building wall along the sidewalk, with parking to the rear; in structures; or in shared facilities and be designed to promote pedestrian activity. (Arp 2 1, 16. 10) LU 6.19.12 Properties Abutting Bluff Faces Require that development projects locate and design buildings to maintain the visual quality and maintain the structural integrity of the bluff faces. (IV 2.1) STRATEGY • LU 6.19.13 Lot Consolidation on Inland Side of Coast Highway Permit development intensities in areas designated as "CG(0.3)" to be increased to a floor area ratio of 0.5 where parcels are consolidated to accommodate larger commercial development projects that provide sufficient parking. (Irr¢p 2.1, 5.1) LU 6.19.14 Parking Lot Relocation. Consider options for the relocation of the City parking lot on Avon Street to better support the corridor's retail uses. (Inp 16.10) LU 6.19.15 Postal Distribution Center Relocation Consider options for the relocation of the postal distribution center to reduce parking impacts in the immediate area. (Inp 14.14) LU 6.19.16 Panting and Supporting Facilities for Waterfront Uses Explore additional options for the development and location of parking and other supporting facilities for charters, yacht sales, and other waterfront uses. (Inp 16. 10) r1 LJ Newport Beach General Plants Q1 a 2 �J • • Land Use Elementl-c-nd Line n'eo'n °s' _ °a Use Fl -e- � Policy Overview The General Plan sustains Corona del Mar as a pedestrian- oriented retail village that serves surrounding neighborhoods. New development largely would occur as replacement of existing uses and developed at comparable building heights and scale. Additional parking would be provided by the n -use of parcels at the rear of commercial properties and/or in shared parking lots or structures developed on Coast Hghway. LU 6.20 A pedestrian- oriented `village" serving as the center of community commerce, culture, and social activity and providing identity for Corona del Mar. LAND USES [designated as "CN-8C " refer to Figure LU271 LU 6.20.1 Primary Uses Accommodate neighborhood - serving uses that complement existing development. (Imp 2.1) LU 6.20.2 Shared Parking Structures Accommodate the development of structures that provide parking for multiple businesses along the corridor, provided that the ground floor of the street frontage is developed for pedestrian - oriented retail uses. (Imp 2.1,16, 10) LU 6.20.3 Expanded Parking Accommodate the redevelopment of residential parcels immediately adjoining commercial uses that front onto Coast Highway for surface parking, provided that adequate buffers are incorporated to prevent impacts on adjoining residential (see "Design and Development' ' below). (Inp Z1) DESIGN AND DEVELOPMENT LU 6.20.4 Pedestrian - Oriented Streetscapes Work with business associations, tenants, and property owners to implement Corona del Mar Vision '1_Ian2004 streetscape improvements that contribute to the corridor's pedestrian character. (Inn 20.1) STRATEGY LU 6.20.5 Complement the Scale and Form of Existing Development Permit new commercial development at a maximum intensity of 0.75 FAR, but allow existing commercial buildings that exceed this intensity to be renovated, Newport Beach General Plan ® S3 ' Land Use Element) _nd Use Elerann4and u_g Elepnen♦ upgraded, or reconstructed to their pre - existing intensity and, at a minimum, pre-existing number of parking spaces. (Imp 2.1) • LU 6.20.6 Expanded Parking Opportunities Work with local businesses and organizations to explore other methods to provide parking convenient to commercial uses, such as a parking district or relocation of the City parking lot at the old school site at 4s' Avenue and - Dahlia Avenue. (Imp 16.10) 0 ®Newport Beach General Plan 0 Resolution Exhibit No. 4 Corrections to Land Use Element Figures (Maps) 0 0 Z . 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