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HomeMy WebLinkAbout84-114 - General Plan Amendment 84-1RESOLUTION NO. 84 -114 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AMENDMENTS TO THE LAND USE, RESIDENTIAL GROWTH, RECREATION AND OPEN SPACE AND CIRCULATION ELEMENTS OF THE NEWPORT BEACH GENERAL PLAN FOR THE IRVINE COASTAL AREA, AND IN APPROVING SAID AMENDMENT, MAKE THE FOLLOWING FINDINGS WITH REGARD TO THE ENVIRONMENTAL DOCUMENT (GENERAL PLAN AMENDMENT NO. B4 -1) WHEREAS, as part of the development and implementation of the City's General Plan the Land Use, Residential Growth, Recreation and Open Space and Circulation Elements have been prepared; and WHEREAS, said elements of the General Plan set forth objectives and supporting policies which serve as a guide for the future develop- ment of the City of Newport Beach; and WHEREAS, pursuant to Section 707 of the Charter of the City of Newport Beach, the Planning Commission has held a public hearing to consider certain amendments to the above referenced elements of the Newport Beach General Plan and adopted Resolution No. 1124 recommend- ing to the City Council certain changes and amendment in said ele- ments; and WHEREAS, 4,150 acres of the Irvine Coast Area is designated within the City of Newport Beach Sphere -of- influence; and WHEREAS, the Irvine Company has developed a comprehensive plan for the Irvine Coast Area within the Coastal Zone; and WHEREAS, the County of Orange has adopted land use designations and development limitations for the Irvine Coast Area, both within and outside the Coastal Zone; and WHEREAS, the California Coastal Commission has certified a Local Coastal Program Land Use Plan for the portion of the Irvine Coast Area within the Coastal Zone; and WHEREAS, the land uses and development limitations contained within these approved plans are acceptable to the City of Newport Beach for the purpose of establishing land use designations within the City's Sphere -of- Influence for the Irvine Coast Area; and WHEREAS, an Initial Study has been prepared in compliance with the California Environmental Quality Act, and the CEQA guidelines; and WHEREAS, a Final Environmental Impact Report was prepared in conjunction with the Irvine Coast Local Coastal Program; and -1- • • 0 WHEREAS, the Final Environmental Impact Report was certified as adequate by the County of Orange on August 31, 1981; and WHEREAS, the Final Environmental Impact Report fully and ade- quately discusses the environmental impacts associated with develop- ment in the Irvine Coast Area Sphere -of- Influence. WHEREAS, the environmental setting, potential impacts and alter- native and mitigation measures adequately describe the project proposed in General Plan Amendment 84 -1; and WHEREAS, based upon information contained in the Initial Study, there are no new significant environmental impacts that were not considered in the prior certified Final. EIR; and WHEREAS, all measures necessary to mitigate the environmental impacts associated with the approved project have been incorporated into the project. NOW, THEREFORE, BE IT RESOLVED by the City Council that the previously prepared EIR is adequate for the project at hand, and that amendments to the Land Use, Residential Growth, Recreation and Open Space and Circulation Elements be approved as described in Exhibit "A" attached. Adopted this 24th day of September, 19134, ATTEST: City Clerk O/ -2- LAND USE ELEMENT Irvine Coast Area EXHIBIT A . The Irvine Coastal area consists of approximately 4150 acres. Most of this area is within the Coastal Zone. Land use designations, as illustrated on the Land Use Plan (map) include Low- Density Residen- tial, Medium- Density Residential, Retail and Service Commercial, and Recreational and Environmental Open Space. Residential All residential density categories are described in terms character and dwelling units per gross residential acre. Application of these categories is intended to include public and quasi- public facilities which are designed to be supportive of the residential category, such as local schools, libraries, post offices, hospitals, and parks. Other uses such as public and private recreation facilities and local commercial uses are consistent with the residential designation, provided proposals for those uses conform to other goals, policies, and objectives of the Land Use Element. Low- Density Residential The intent of this category is to ,provide dispersed, single- famiiv dwelling units on large lots. Lots sizes will range from approximate- ly 33,000 square feet to 10 acres (0 -3.5 du's per acre). Two areas, the frontal slope of Wishbone kill and Muddy Canyon, are shown with an alternate use of Recreational and Environmental Onen Space. This alternate designation will apply if the U.S. Government acquires these areas for the proposed Urban National Park. Local commercial facilities to service residential areas are not specifically identified on the land use map and may be provided in this category. The following E g policies apply to this category: 1. A maximum of 10 acres of local commercial facilities should be provided within or near residential areas. 2. The visual effect of grading required for housing will be min- imized and /or mitigated by contouring the landscaping. 3. Modifications to existing rural road standards to achieve roads which are visually and functionally appropriate to low- density development will be considered. Gradients, width of road, radius of curvature, and lighting will be evaluated. 4. All dwelling units will be sited on land sloping generally less than 30 %. 0 5. Landscaping plans will consider preservation, compatibility, and augmentation of native species and restoration of overgrazed areas. 6. Prior to commencement of construction, a detailed landscape plan for any portion of the project area immediately adjacent to Pacific coast Highway will be prepared including the following: GPA 84 -1 Page -2. is Building setbacks from Pacific toast Highway for landscaping and buffering purposes will be as follows: a. 100 Feet between Cameo Highlands and Pelican Hill VSC. b. 50 feet between Los Trancos: Canyon and Sand Canyon VSC. C. Principal structures between Cameo Highlands and Pelican Hill VSC excluding tennis courts, swimming pools, etc. will be set back 200 feet. from Pacific Coast Highway. d. Setbacks from Pacific Coast Highway will be planted and maintained with vegetation that screens residential development from view from PCH while maintaining public views of major landforms from PCH. Medium Density Residential The intent of this category is to provide single - family detached dwelling units and /or townhomes, cluster arrangements or condominiums. Density ranges from 3.5 to 6.5 dwelling units /gross acre. For the purpose of calculating allowable dwelling units, densities may be averaged for the total area of any parcel which is in the Medium Density category. Notwithstanding the density provisions of the medium density category, no more than 215 units will be const:tucted in the 50 -acre residential area adjacent to Cameo Shores. Prior to commencement of construction, a detailed landscape plan for any portion of the project area immediately adjacent to Pacific Coast Highway and Crystal Cove State Park will be prepared. i Primary structures adjacent to Cameo Shores will be designed and supported so that the stability of such structures will not be affect- ed by bluff erosion for a minimum of 50 years. Setbacks, deep founda- tion support and /or other methods may be used subject to a geologic report. Any setback will be subject to an open space easement as a condition of development approval. Grading, as it may be required to establish proper drainage, install landscaping, construct trails and related improvements, protect adjacent development, repair bluff slopes, and improve bluff stabil- ity, may be permitted within the setback. A smooth and gradual transition between graded and existing slopes will be maintained. 0 Affordable Housing Affordable units pertaining to the Irvine Coast area may be located in any or all of the following areas: W Z G LAGUNA BEACH �j v %NJ:,- ,. 4m ci LLI a o of 0 CORONA DEL MAR a7 co a` :.•� 'n U Jai a` :.•� 'n U Jai i � w UJ' o JL �J Q O C GPA 84 -1 Page -3. 1. Within the Irvine Coast low density and medium density cat- egories, except for the frontal slopes of Wishbone Hill (Site A, Exhibit 1), 2. Within visitor serving commercial sites adjacent to Laguna Canyon Road in Laguna Beach. 3. Within Site 9, Exhibit 2, 4. Adjacent to the project area in the vicinity of the San Joaquin Hills Road extension and the San Joaquin Hills Transportation Corridor, and /or 5. Elsewhere in the coastal zone. The provision of affordable units will be made subsequent -o the initial approval of market rate units /lots in accordance with the following: 1. No affordable units shall be required to be provided or proposes until such time as The Irvine Company has 'recorded final tract map(s) which include 500 lots or units. 2. Prior to final map approval of the 501st unit or lot, The Irv_ne Company shall attain compliance with the affordable housing requirement. Compliance shall be demonstrated by the attainment of certificates of occupancy for a number of affordable dwellings equal to or greater than one affordable dwelling unit for every three market rate units or lots having received final discretion- ary approval. 3. Following the recordation of tract(s) including 500 market rate units or lots, each subsequent market rate housing development proposed shall be supported by a concurrent or prior approval of the required number of affordable units. l 4. At any time, The Irvine Company may provide affordable housing units in excess of the number of units required to support the number of market rate units or lots approved or proposed. Credit for affordable units in excess of that required at any time shall- be transferred to subsequent phases of market rate units or lots. 5. Affordable units will be over and above the dwelling unit limit allowed. 6. When provided within the Irvine Coast, affordable housing may be constructed at 18 -28 dwelling units per acre. 7. Secondary units in low- density residential development will qualify as affordable housing units if use by appropriate income groups is demonstrated. • 8. A program demonstrating the means by which affordable housi ^ig requirements will be met will be prepared by the residential developer for approval by the City. 0 LAGUNA BEACH CORONA DEL MAR 4' a, b V i Lka U' ry i t ' di .+ d <o� a A a a c u O 2 a U t>qd` Z a V Yl uZ { _ d y \9 � E 1 N a < li u < ! Lu Lka U' ry i t ' di .+ d <o� a A a a c u O 2 a U a a tJ a _ d \9 LL N a < li � ¢ O �1,1 W V L a GPA 84 -1 Page -4. The land use map shows approximately 145 acres in the Visitor - Serving Commercial category. These areas facilitate a mix of uses emphasizing recreation - oriented commercial activities. Typical uses include recreational facilities; gift and specialty shops; food and drink establishments; hotels and motels including accessory and incidental uses; conference facilities; office facilities; and required parking facilities. Camping and recreational vehicle facilities are not included in this designation, but are to be provided for in the Recreation category. A maximum of 1,750 hotel rooms will be allowed in the Irvine Coast. Sand Canyon Commercial Visitor serving facilities at Sand Canyon Avenue and Pacific Coast Highway will include 250 overnight accommodations including accessory and incidental uses, retail commercial, recreation and parking facil- ities. No office facilities are planned for this location. VSC facilities will be oriented to a variety of income levels and limited to a maximum height of 30 feet. A major vehicular access to the site will be via Sand Canyon Avenue. At the Sand Canyon VSC site the following standards and policies shall apply (Exhibit 3); 1. Maximum height of structures = 30 feet. 2. Maximum site coverage (not including parking structures) = 45% 3. Minimum site landscaping = 15% J Commercial Commercial areas within the Irvine Coast area are designated Retail and Service Commercial. The predominant use of these areas will be for Visitor Serving Commercial use, with some general commercial and office uses allowed. The land use map shows approximately 145 acres in the Visitor - Serving Commercial category. These areas facilitate a mix of uses emphasizing recreation - oriented commercial activities. Typical uses include recreational facilities; gift and specialty shops; food and drink establishments; hotels and motels including accessory and incidental uses; conference facilities; office facilities; and required parking facilities. Camping and recreational vehicle facilities are not included in this designation, but are to be provided for in the Recreation category. A maximum of 1,750 hotel rooms will be allowed in the Irvine Coast. Sand Canyon Commercial Visitor serving facilities at Sand Canyon Avenue and Pacific Coast Highway will include 250 overnight accommodations including accessory and incidental uses, retail commercial, recreation and parking facil- ities. No office facilities are planned for this location. VSC facilities will be oriented to a variety of income levels and limited to a maximum height of 30 feet. A major vehicular access to the site will be via Sand Canyon Avenue. At the Sand Canyon VSC site the following standards and policies shall apply (Exhibit 3); 1. Maximum height of structures = 30 feet. 2. Maximum site coverage (not including parking structures) = 45% 3. Minimum site landscaping = 15% J • 0 GPA 84 -1 Page -5. Exhibit 3 SAND CANYON VSC SITE DEVELOPMENT STANDARDS 30' HEiGHT II I� 1®0' Pacific Cast lHighway m __j I� l� U; GPA 84 -1 Page -6. Minimum building setback (surface parking is permitted in setback area) : • 1. From PCH = 100 feet 2. From Sand Canyon Avenue = 50 feet 3. From internal access roadway = 20 feet 4. From adjacent property line = 10 feet 5. Maximum number of overnight accommodations = 250 6. Incidental and accessory commercial development shall not exceed 25,000 square feet. 7. Incidental and accessory commercial development shall include only uses supportive o£ and directly related to the adjacent park, the hotel, and recreational visitor activities. There will be no other uses, including affordable housing, permitted at this site. 8. The proposed development will be designed in a manner that is sensitive to the visual quality of the site, and the development shall be subordinate to the visual open space environment. Pelican Hill Commercial The Pelican Hill site is composed of four areas (A,B,C,O - refer Exhibit 4) intended to serve both day and overnight users to the coast. These area will contain approximately 1,500 overnight accommo- dations including accessory and incidental uses; conference center; recreation facilities; retail commercial and office facilities; and parking facilities comprising surface and /or subterranean structures. A conference center of approximately 50,000 square feet will include large multi - purpose rooms, various seminar rooms, exhibit spaces, and audio - visual center, support spaces and general circulation. It is intended that the conference facility will serve groups ranging from 30 -50 individuals for periods of 3 -4 days. The conference center may be located in any area. In order to gain the benefits associated with concentrating visi- tor- serving facilities near the major beach access areas the tourist commercial areas will create a much more definite urban phvsical presence than the low density residential development. In order to reconcile the need for concentrating development with the Coastal Act's requirements for maintaining public views to and along, the coast, specific policies have been included in the sub -area de- scriptions to establish height, building mass, landscaping and set back criteria. In some areas, particularly relating to potential public views from Pelican Hill. Road, the creation of view corridors requires the use of mid -rise structures. For this reason, structures within the Pelican Hills site range from 5 stories in height (Area E • i N N U3 y N U U3 73 r % U O N (1) ~ N 'V I- C 0 N O D 7 d m a o` U m Q c 3 0 h N Q V) G O � G .J C H V al N L Q C 1 Cl) CO V e+ N C r U U 4 IL: C U N } J J C r C C r X w GPA 84 -1 Page -7. . "C ") to a mixture of 3 -10 stories in height (Areas "A" and "B ") , to terraced building forms (Area "D "). In addition, the use of mid -rise structures reduces site coverage, thereby providing more usable public open space areas at ground level. Important public view opportunities of the inland hills and sea are to be protected by means of specific view corridors, limitations on height, massing and required distance between structures as illustrat- ed in Exhibit IV -4c and as provided by specific policies set forth in the sub -area descriptions. Views 4 and 5 in Exhibit 5 pertain to the automobile passenger moving seaward along.Pelican [tills Road. Views 1, 2 and 3 are views of major inland landforms from PCH and the blufftop areas of Crystal Cove State Park. In some areas (e.g., view 1 and view 3) , the massing of building structures will be defined in relation to inland land forms. For example, the particular building form in Area "D" will be "terraced" to enhance the public view of the mouth of Los Trancos Canyon and to reflect the existing slope land form of this particular site. To accomplish this, it is anticipated that substantial grading of this site will occur. Pelican Hill Area "A" visitor serving facilities in Area "A" will include 500 overnight accommodations including accessory and incidental uses, recreation and parking facilities. The natural drainage course as designated by a dash and three dot symbol shown on the USGS map located in this area will be filled. In Site "A" the following standards shall apply (Exhibit 6): 1. Maximum height of structures = 10 stories and 150 feet (not including elevator towers and necessary equipment on the roof) 2. Maximum site coverage (not including parking structures) = 40'6 3. Minimum site landscaping = 20% 4. Minimum building setback (surface parking is permitted in setback area): From PCH a. Building 4 stories and 60 feet in height or less = 100 feet b. Buildings more than 4 stories and 60 feet in height = 250 • feet C. From Pelican Hill Road = 50 feet GPA 84 -1 Page -6. • d. From internal access roadway = 20 feet minimum e. From buildings 4 stories and 60 feet in height or less in Area "B" = 50 feet f. From adjacent property line = 10 feet 5. Buildings in excess of 4 stories and 60 feet in height in Area "A" will be located at least 400 feet from building in excess of 4 stories and 60 feet in height in Area "B" in order to preserve view corridors and 60 feet in height in Area "B" in order to preserve view corridors. R • r • GPA 84 -1 Page -9. Exhibit S PELICAN HILLS VSC VIEW ANALYSIS O O p J c � U it N e.. O U y O Mwdl w d eel CZ0 cj 4 N d \ cc .o O J = O Cn O Ui a to co 0 U U K f5 © \ w s% 1{ 1 m-� 67 rf O U GPA 84 -1 Page —10. Exhibit 6 PELICAN HILL VSC DEVELOPMENT STANDARDS 0 c+ c: 0 c G cd J co cz a o � o { 'a 0 _-- - - --�. AT L , /\ u� m e i d 7 of W 7 O C.�, ^J J� : u7 ;cv ii cT 4 o m ' tollcv o 0 _N ,N of "'Jo o v,I IC� 0 T r � m_ Q ca ou c- _0 LN I o { i I� W L --� 7 ' I � U? J j �_L GPA 84 -1 Page -11. Pelican Hill Area "B" • The facilities located in Area "B" are in close proximity to the substantially day -use commercial office facilities in Complex "C ". The number of overnight accommodations planned is 650. These facilities are within walking distance of the State Park parking areas as well as coastal shelf and beach (via the existing tunnel). In that it is anticipated that many of the support facilities in Area "B ",. especially the shops, restaurants, and plazas, will be utilized in conjunction with those located in Area "C" - no setback between structures is required to allow for physical connections between the two areas. Landscaping will accentuate the presence of facilities within Area "B" through minimal buffering along the PCH view corridor, heavier landscaping between Areas "A" and "B ", and minimal landscaping between Areas "B" and "C ". Structures in excess of 4 stories will be limited as to location and distance to adjacent like structures to preserve and enhance public views inland from PCH and to the sea from Pelican Hill Road. The natural drainage course as designed by a dash and three dot symbol on the USGS map located in this area will be filled. In area "B" the following standards shall apply (Exhibit 6): 1. Maximum height of structures = 10 stories and 150 feet (not including elevator towers and necessary equipment on the roof) 2. Maximum site coverage (not including parking structure) = 40`b 3. Minimum landscape coverage = 15% 4. Minimum building setback (surface parking is permitted in setback area): From PCH a. Buildings 4 stories and 60 feet in height or less = 100 feet b. Buildings more than 4 stories and 60 feet in height = 250 feet C. From internal access roadway = 20 feet d. From buildings 4 stories and 60 feet in height or less in Area "A" = 50 feet e. From property line in Area "A" = 10 feet; f. From property line in Area "C" = none. • g. From Pelican Hill Road = 200 feet for buildings more than 4 stories and 60 feet in height GPA 84 -1 Page -12. h. Buildings in excess of 4 stories and 60 feet in height in Area "B" will be located at least 400 feet from building in excess of 4 stories and 60 feet in height in Area "A" in order to preserve view corridors. Pelican Hill Area "C" Facilities within Area "C" are composed of a diverse combination of facilities intended for substantial recreational use. Area "C" is primarily a commercial facility of 250,000 square feet (not including parking structures, mall circulation, service, loading, etc.) and may include 250 overnight accommodations provided in conjunction with Area "B ". If constructed, these 250 accommodations will be deleted from other areas so the maximum of 1500 units is not exceeded for the Pelican Hill site. No less than 50,000 square feet of visitor- serving retail space will be provided and is intended to be utilizea in conjunction with a minimum of 60,000 square feet of sun port commercial incidental to the various hotels (comprising a total of at least 110,000 square feet of day use commercial space) . Office space comprises no more than 200,000 of the 250,000 allowable square footage. Parking areas reserved for workday office use will be :,lade available for public usage on evenings and weekends at market rates and utilized in con- junction with the State Park and proposed commercial facility parking. Structures in Area "C" will be low raise (no more than 5 stories) to provide view corridors from PCH to the inland hills and especially, a public view corridor from View Point 4 on Exhibit 5. In Area "C" the following standards shall apply (Exhibit 6): 1. Maximum height of structure (not including elevator tower) = 5 stories and 75 feet 2. Maximum site coverage (not including parking structures) = 45% 3. Minimum landscape coverage = 15% 4. Minimum building setback (surface parking is permitted in setback area): From PCH: a. Buildings 3 stories and 45 feet in height or less = 100 feet b. Buildings more than 3 stories and 45 feet in height = 250 feet C. Internal access road = 20 feet d. From property line in Area "B" = none; e. From property line of state park = 20 feet GPA 84 -1 Page -13. ® f. From Pelican Hill Road = 200 feet for building more than 4 stories and 60 feet in height. As stated previously, office commercial uses provide a source of parking facilities for park users on weekends and holidays (typically peak use periods). In addition office uses help provide a source of patrons for the visitor - oriented day use facilities, thereby helping to enhance the economic viability of the commercial recreation retail areas during slack recreational periods (November -May). Due to the fact that the Irvine Coast visitor facilities will be competing with nearby establishes areas such as Laguna Beach and Newport Beach, it is not possible to commit at this time to visitor serving retail in excess of 60,000 square feet to be located within the hotel complex and the 50,000 square feet to be located in Area "C ". However, if at some future point, visitor serving retail facilities prove to be viable in excess of 50,000 square fee`_, such facilities can be provided within the total 250,000 square feet allotted to commercial facilities in Area "C ". The first phase commercial development in Area "C" will include. 50,000 square feet visitor serving retail and 100,000 square feet office commercial. Pelican Hill Area "D" Facilities in Area "D" will be the most physically removed from the public activity areas. Extensive lanaform alteration will be required to develop the area. Terraced building forms are to utilized to reflect the character of the existing landform and to accentuate its location at the mouth of Los Trances Canyon. Three hundred and fifty (350) overnight accommodations are planned. Adequate setbacks will be provided from the ravine of Los Trances Canyon to insure no disturbance to the existing stream bed.. Setbacks from property lines and structures in Area "B" will insure at public view corridor to the sea from the crest of the adjacent Pelican Hill Road. Trails in Los Trances Canyon may be made available for use by individuals in this facility as well as those utilizing facilities in other areas. In Area "D" the following standards shall apply (Exhibit 6): 1. A maximum height of the structures (not including necessary equipment on the roof and elevator towers) = 10 stories and 150 feet from base of structure (approximate 100. foot contour line) and 3 stories above the highest elevation of Pelican Hill Road abutting Area "D ". 2. Maximum site coverage (not including parking structure) =40% 3. Minimum landscape coverage = 20% 4. Minimum building setback surface parking is permitted in setback is area) - GPA 84 -1 Page -14. From Pelican Hill Road a. Buildings 4 stories and 60 feet in height or less = 50 feet b. Building more than 4 stories and 60 feet in height = 200 feet C. From internal access roadway = 20 feet minimum d. From Los Trances streambed - above 100 feet contour line (not including recreation facilities) 5. Buildings in excess of 4 stories and 60 feet in height in Area "D" will be located at least 500 feet from buildings in excess of 4 stories and 60 feet in height in Area "B" in order to preserve view corridors. Recreational and Environmental Caen, Space Areas designated Recreational and Environmental Open Space include Buck Gully, Los Trances Canyon, and a portion of Crystal Cove State Park. Crystal Cove State Park within the Irvine Coastal occupies the area southerly of Coast Highway easterly of the Cameo Shores extension residential area. Also included are small areas northerly of Coast Highway at Crystal Cove and Muddy Canyon. These areas are used for public recreational purposes. The open space areas of Los Trances Canyon and Buck Gully will remain in private ownership and are subject -to the provisions listed: Los Trances Canyon: 1. Residential recreation lands in Los Trancos Canyon will be owned and maintained by homeowner associations, adjoining property owners, and /or special assessment districts. 2. Residential lot lines from adjoining properties may extend into the Residential Recreation area. 3. Permitted uses may include local parks, riding and hiking trails, bikeways, drainage control facilities, utilities, tennis courts, swimming pools, community centers, and equestrian centers. 4. A maximum of 5% of the total lands designated in this category may be developed with impervious surfaces (i.e., structures, roads, etc.). 5. identified environmentally sensitive habitat areas (Exhibit 7) will be protected. • 6. Recreational facilities will be located on slopes generally less than 30 %. GPA 84 -1 Page -15. 7. Vehicular access will be limited; parking and staging areas may • be provided in appropriate locations subject to the provisions of (4) above. 8. Archaeological and paleontological sites will be preserved except where impacted by existing roads. Buck Gully 1. Residential recreation lands in Buck Gully will be owned and maintained by homeowner associations, adjoining property owners, and /or special assessment districts. 2. Residential lot lines from adjoining pro^erties may extend into the Residential Recreation area. 3. Permitted uses will he limited _o passive parks, riding and hiking trails, bikeways, drainage control facilities and utilities. 4. Natural landforms will be retained by locating recreational facilities in the flatter portions of the canyon bottom. 5. A maximum of 58 of the total lands designated in this category may be developed with impervious surfaces (i.e., trails, roads, etc.). 6. Stream courses and riparian vegetation; identified environmentally sensitive habitat areas (Exhibit 71 will be maintained or enhanced. 7. Recreational facilities will be located on slopes generally less than 30 %. 8. Except for emergency and maintenance vehicles, vehicular access will be prohibited. 9. Archaeological and paleontological sites will be preserved. Watershed Management In order to protect marine resources, the following policies will be implemented for Buck Gully, Los Trancos Canyon and Muddy Canyon watersheds. Prior to development in each watershed, a hydrology study will be completed, analyzing the effects of development and planning drainage facilities. A drainage plan will be prepared prior to tentative tract map review. This plan will address drainage course stabilization, erosion control, and the effects of new drainage systems on the existing natural • drainage system. GPA 84 -1 Page -16. Marine water quality will be protected by using natural drainage courses and through erosion control. Additional control of non -point sources will be implemented if necessary to comply with Regional Water Quality Control Board standards. These measures may include streetsweeping, catch basin cleaning, efficient landscaping Practices, and control of chemical applications. Facilities will be designed and constructed to prevent increases in the existing rate of erosion of drainage courses. Runoff water from or caused by development will be directed through drainage devices to canyon bottoms. Recreational trails will be planned and constructed to minimize erosion. All graded areas will be vegetated to stabilize soil. Sewers will be provided to residential units where feasible. Sect'_c tanks or other sewage disposal methods where utilized imust r:eet the requirements of the City of Newport Beach and the Regional Water Quality Control Board. u GPA 84 -1 Page -17. RESIDENTIAL GROWTH ELEMENT STATISTICAL DIVISION N (Irvine Coastal. Area): In this area it is proposed that the Residential Growth Limit be 1,885 market rate dwelling units. Residential development will be predominantly low density residential, with medium density residential in the Buck Hill and Cameo Shores areas. The following chart illustrates estimated dwelling unit counts for the various areas of the Irvine Coastal Area. 1. Cameo Shores 210 3. Pelican Hill 70 4. Pelican Hill 110 5. Pelican Hill 100 6. Pelican Hill 140 .. Back Hawk Island 30 8. Los Trancos 100 9. Buck Island 25 10 Buck Hill 20 11. Signal Hill 150 13. Frontal Slopes 160 14. Wishbone Hill. 175 15. Wishbone Ridge 155 16. Signal Ridge 30 17. Muddy Canyon 100 20. San Joaquin Res. 50 21. Buck Hill 170 22. Signal 30 l,00� The dwelling units shown in Muddy Canyon (100). and the Frontal Slopes (160) will be deleted if the Federal Government purchases these areas for the purpose of Urban National Park,. In addition to the market rate dwelling units, affordable dwelling units will be required at a rate of one affordable unit for each three market rate units. The number of affordable units required, based on the above estimated market rate units, is 628. GPA 84 -1 Page -18. RECREATION AND OPEN SPACE ELEMENT 40 Open Space areas within the Irvine Coastal Area are in two categories: Crystal Cove State Park: The Crystal Cove State Park occupies the area below Pacific Coast Highway easterly of the Cameo Shores extension with areas northerly of the highway at Crystal Cove and Muddy Canyon. The park is owned and operated by the State of California for public recreation purposes and includes a historic district at Crystal Cove. Buck Gullv and Los Trancos Canyon: The Buck Gully and Los Trancos Canyon areas are open space areas which will remain in private ownership. Uses within these two areas are specifically limited in the Land Use Element to passi.,e recreation and greenbelt. • GPA 84 -1 Paae -19. CIRCULATION ELEMENT Arterial roads in the Irvine Coastal Area include Pacific Coast Highway, Sand Canyon Avenue, Pelican hill Road and San Joaquin Hills Road. Specific proposal for these arterial highways are as follows: 1, Pacific Coast Highway: Pacific Coast Highway is a major (six lane, divided) roadway providing primary access to the Irvine Coastal Area. 2. Sand Canvon Avenue: Sand Canvon Avenue is designated as a Primary Road, (two lane divided). This road is proposed to provide sidewalks, bikeways and one travel lane in each direction with an extra uphill lane provided to accommodate truck and bus traffic. 3. Pelican. Hill Road: Pelican Hill Road is designated as Major Road (six lane, divided). This road is proposed to provide sidewalks, bikeways and three travel lanes in each direction. An extra u_nzil'_ le.re will be provided to accommodate tr=uck and bus traffic. 4. San Joaquin Hills Road: San Joaquin. Hills Road is designated as a Major Road (six lane, divided) connecting the existing terminus of the road in Vewport Beach to Sand Canyon Avenue. The following policies apply to the circulation system in the Irvine Coast Area: 1. Concurrent with the approval of any area plans, tentative tract_ maps or other implementing regulations for areas inland of Pacific Coast Highway, the Irvine Company, or its successors or assigns, shall prepare a phasing program which shall provide for the construction of ultimate street improvements in the Irvine Coast Area for Pelican Hill Road as a major arterial highway and Sand Canyon Avenue as primary arterial highway, in a timely manner meeting the approval of the City of Newport Beach. Relative to implementation of Sand Canyon Avenue within the Irvine Coast Area, the Irvine Company, or its successors or assigns, and The State of California shall participate in providing the right -of -way and grading for the full arterial highway (four (4) lanes divided) and the construction of two (2) travel lanes with parking lane, curb, gutter and sidewalk and median improvements, while The State of California shall be responsible for construction of the additional two (2) lanes in consideration of their need for Sand Canyon Avenue for Crystal Cove State Park access. Relative to Pelican Hill Road within the Irvine Coast Area, the Irvine Company, or its successors or assigns, shall be responsible for providing the right -of -way and grading for the full major arterial highway (six (6) lanes • divided) and the construction of four (4) travel lanes with parking lane, curb, gutter and sidewalk and median improvements GPA 84 -1 Page -20. and, if the annual Development Monitoring Program shows that the additional two (2) lanes are necessary to adequately serve • residential, Tourist Recreation /Commercial and /or recreational transportation needs, no additional development of any kind shall be approved until The Irvine Company and City agree on provisions for timely construction of the additional two (2) lanes. 2. Prior to any development inland of Pacific Coast Highway, a program shall be established by the developer, subject to the approval of this Board, to assist in financing of improvements and dedication of right -of -way for the San Joaquin Hills Transportation Corridor. 3. Prior to recordation of the first tract inland of Pacific Coast Highway, the developer shall establish a program for providing an adequate inland circulation system, which system shall include at least on new road connecting to acceptable inland highways to serve the plan area other than Pacific Coast Highway and San Joaquin Hills Road. Such circulation system program shall meet the approval of the City of Newport_ Beach and shall include a phasing program for the developer construction of such new inland access road. 4. Prior to issuance of the building permit for the one hundred and first (101st) single family residence or the issuance of the building permit for the three hundred and fifty -first (351st) hotel or motel room (and directly related support facilities not to exceed 26,000 square feet) inland of Pacific Coast Highway, the developer shall construct and complete a new inland road connection to serve the area other than Pacific Coast Highway and San Joaquin Hills Road, all in accordance with the approved Inland Circulation System Program. 0 z t uj -j k / § § » a \ cc &cc \ W� � F/ �< FO 2-J §/ 0UJk ckw CO \ §�§ R§ \u= ]2e 25 3 q §: §$ /_ §>j § PI NE > F z \ d4� > �< cc uj >- 0UJk / \ §�§ 2\ _§ \u= 4 �u = (L �6= L@ /_ §>j w o mzn. I o cLu o § PI NE > F z \ § §� -j >- Ro§ / §�§ 2\ _§ \u= 0o oc eƒ2 ze3 . ) - 2