HomeMy WebLinkAbout96-11 - Local Coastal Plan Amendment 43RESOLUTION NO. 96-11
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF NEWPORT BEACH APPROVING AN
AMENDMENT TO THE LOCAL COASTAL
PROGRAM LAND USE PLAN ADDING A POLICY
TO PROMOTE REVITALIZATION OF THE CITY'S
COMMUNITY COMMERCIAL DISTRICTS.
• (LOCAL COASTAL PLAN AMENDMENT NO. 43)
WHEREAS, as part of the development and implementation of the
Newport Beach Local Coastal Program the Land Use Plan has been prepared; and
WHEREAS, the LCPlLUP sets forth objectives, supporting policies and
limitations for development in the portion of the City of Newport Beach that is within the
Coastal Zone; and
WHEREAS, for many years various studies and groups have recommended
revitalization of the City's Community Commercial Areas to compliment the character and
quality of the City's residential areas; and
WHEREAS, Local Coastal Program Amendment No. 43 was initiated by
the Planning Commission on February 9, 1995 and by the City Council on February 21,
1995; and
WHEREAS, Local Coastal Program Amendment No. 43 was reviewed by
the City's many Community Associations and Merchants Associations as well as the
Economic Development Committee and the Environmental Quality Affairs Committee;
and
WHEREAS, pursuant to Section 707 of the Charter of the City of
Newport Beach, the Planning Commission held a Public Hearing to consider this
Amendment to the Local Coastal Program Land Use Plan; and
WHEREAS. the Planning Commission approved Resolution 95 -1413
recommending approval of Local Coastal Program Amendment No. 43.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City
of Newport Beach that Local Coastal Program Amendment No. 43 (attached hereto and
made a part thereof) are approved.
ADOPTED this 12th day of Feb. 1996
t
John Hedges
Mayor
ATTEST:
• y19U V� M- Na"
LaVonne M. Harkless
City Clerk
3 y 7
LCP No. 43
General Description of the Land Use Plan
OVERALL CTl'I' FORM
• The City of Newport Beach has developed as a grouping of small communities or 'Villages,"
primarily due to the natural geographic form of the bay, which provides both physical division
and unity, in the sense of a common, shared resource. Many of the newer developments,
located inland from the bay, have been based on a "Planned Community" concept, resulting in a
furtherance of the village form even where no major geographic division exists. The various
villages provide for a wide variety of type and style of development, both residential and
commercial. The City includes lower density single family residential areas, as well as more
intensively developed residential beach areas. Commercial areas range from master - planned
employment centers to marine industrial and visitor commercial areas. This wide range of
development types provides both visual interest and community diversity.
The Land Use Element proposes that the City build on this existing "grouping of villages" form
and character, and, where possible, strengthen both the physical identity and functional
efficiency of this form through such means as:
1. Use of open space corridors and buffers;
2. Assuring harmonious groupings of land uses in each village area;
3. Encouraging the development of an individual character for each village area, rather
than attempting a city-wide, monotonous conformity,
4. Provision of high quality and prosperous neighborhood commercial centers to serve the
village areas; visitors and the City at large;
5. Provision for public and semi -public facilities (schools, parks, churches, etc.) to serve
each village area;
6. Managing residential development (as discussed herein and in the Housing Element);
7. Managing the intensity of commercial development.
8. Guiding the character of commercial districts.
The City shall encourage the formation of independent homeowners and merchant groups and
associations within each of the villages that make up the City, and the City will cooperate with
such groups and their representatives for the improvement of the environment, economy and
physical facilities within its villages.
Community Commercial Districts
Policy
• The City shall encourage its community commercial districts to reflect and complement
the high quality of its residential areas. The City shall promote the prosperity of its
several community commercial districts through the adoption and application of its
planning, zoning, building and public works codes, regulations, policies and activities.
DISCUSSION:
IIWortance. In addition to necessary goods and services, community commercial districts
provide identity to the City's villages, foster a sense of community, and offer a center for
socializing and public events. Community commercial districts provide employment and
income opportunities as well as municipal revenue to support essential services.
Revitalization. Considering their importance, the City's community commercial districts
should receive to the greatest extent practicable the same support and advantages
provided in privately managed malls and government redevelopment areas to keep pace
with customer preferences and changes in retail marketing. This includes a variety of
programs typically included within municipally sponsored revitalization efforts such as
upgraded design, landscaping, pedestrian facilities, vehicle access, parking management
programs, flexibility in building use, marketing research, joint advertising, and proactive
and selective tenant recruitment to achieve optimum tenant mix.
The goal of revitalization is to increase resident support of community commercial areas
and to increase the number and spending power of visitors and tourists needed to support
the City's large amount of commercial building space. Revitalization will attract specialty
stores away from malls and outlets and provide the City's many restaurants with amenities
in addition to the ocean and bay. Revitalization will help the City's businesses compete
with inland shopping areas by providing the broad range of goods and services needed to
attract high spending shoppers. Revitalization will increase commercial occupancy, raise
the level of building maintenance, decrease City service costs while increasing revenues
and add value to surrounding residential areas.
Promise and Potential. Throughout the nation, revitalized historic commercial districts
with charm and character create both pride and profits. These aspects of Newport Beach
community commercial districts, coupled with their proximity to the ocean and bay,
provide unique benefits unavailable to other cities. With these advantages and proper
management, Newport Beach commercial districts can compete effectively with those in
other cities to better serve the City's residents.
IMPLEMENTATION
Guidelines.
1. The City desires to promote quality community commercial areas which reflect the
City's attractive, enjoyable and valuable residential areas. Attractive in the sense of
architecturally and aesthetically stylish with enduring designs, materials and landscaping.
• Enjoyable in the sense of both pride of ownership and compatibility with neighbors and
community goals. valuable in the sense of both market price and municipal revenue.
2. The City recognizes that its regulations and requirements have a significant effect
on the success and the viability of commercial districts and individual businesses.
3. The City recognizes that its community commercial districts are village -like and
thus pedestrian and outdoor oriented and that enhancement of these attributes is necessary
for successful revitalization.
4. The City recognizes that the older and historic buildings within its community
commercial districts often require special consideration and concessions.
5. The City recognizes that "Looking Good is Good Business" and that well designed
and maintained business districts are the most successful.
6. The City recognizes that to be successful its business districts must appeal to
residents, visitors and tourists.
7. The City recognizes that the success of community districts may require that
commercial space be consolidated into central cores.
Organization and Financing
1. The City shall promote and support the formation of Business Improvement
Districts, Merchant Associations and similar organizations within community commercial
districts to provide financial, marketing and management assistance.
2. The City shall encourage and support the formation of assessment and parking
districts and shall pursue grants, public /private partnerships, low interest loans and other
mechanisms to finance public and private improvements.
Planning and Building
1. The City shall encourage and support design projects to create architectural
themes for individual business districts. The City shall adopt or amend Specific Area
Plans, sign codes and other ordinances to implement approved designs.
2. The City shall encourage the refurbishment, remodeling and modest expansion of
older, nonconforming buildings within community commercial districts by grandfathering
such nonconforming uses when feasible and practicable.
3. The City shall continually seek to streamline its permitting processes to minimize
paperwork and shorten time frames including the requirements for obtaining Use Permits.
• 4. The City shall review its onsite vehicle parking requirements within community
commercial districts and consider district -wide parking solutions which takes into
consideration the needs of visitors and surrounding residents.
5. The City shall, in the application of its codes and regulations, give special
consideration to the needs of restaurants in recognition of the high level of benefits they
provide to the local economy.
6. The City shall utilize the less stringent historical building codes whenever feasible
and practicable to promote the restoration of older commercial buildings.
7. The City shall consider density bonuses or other incentives to encourage
conversion of commercial structures which are peripheral to the central core. Such
conversions may include bed and breakfast inns, churches, schools, boating facilities,
multifamily residential and similar establishments which are compatible with commercial
uses and which provide a reasonable economic return to land owners.
8. The City shall review uses permitted within commercial areas adjacent to
residential areas to provide more resident serving and resident compatible uses.
9. The City shall consider variance and exemption procedures for the Assistant City
Manager /Community and Economic Development, the Planning Commission and the City
Council to provide for unique or unforeseen circumstances which may unduly penalize
quality projects.
Public Works
1. The City shall approve designs for streets, sidewalks, and other public
improvements to complement the pedestrian orientation of its community commercial
districts.
2. The City shall review its capital improvement programs for their impacts on the
pedestrian orientation and other important aspects of community commercial districts.
3. The City shall approve encroachments or rental agreements in the public right of
way when practicable and feasible to foster commercial building restoration, outdoor
dining and other techniques to support revitalization of community commercial districts,
but this does not mean encroachment onto beaches, parks and other recreational areas
enjoyed by the general public.
CAWAI ... \ECON -DEV \CPA95 -1 C\LCP43 \CC-RES.DOC
•