HomeMy WebLinkAbout4a_Housing Element 2014-2021City of Newport Beach
GENERAL PLAN
HOUSING ELEMENT
September 2013Adopted September 24, 2013
Resolution No. 2013-69
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Newport Beach General Plan iii
Contents
CHAPTER 5 Housing Element ...................................................................................................................... 5-1
Executive Summary .............................................................................................................. 5-2
Purpose and Statutory Authority ........................................................................... 5-2
Constraints and Opportunities .............................................................................. 5-3
Focus of Housing Programs .................................................................................... 5-3
Time Period Covered by the Housing Element .................................................. 5-4
Introduction ............................................................................................................................ 5-4
Data Sources ............................................................................................................ 5-5
Organization of the Housing Element .................................................................. 5-5
Review and Update of the Housing Element ..................................................... 5-6
Public Participation ................................................................................................. 5-6
General Plan Update ................................................................................... 5-6
Public Workshops .......................................................................................... 5-7
Public Meetings ............................................................................................. 5-7
Public Review and Comments................................................................... 5-7
Community Housing Market Analyses............................................................................... 5-8
Housing Stock Characteristics ............................................................................... 5-8
Residential Growth and Dwelling Unit Types ........................................... 5-8
Residential Densities ..................................................................................... 5-9
Housing Tenure ............................................................................................ 5-10
Condominium Conversion Ordinance ................................................... 5-12
Vacancy Rates ........................................................................................... 5-13
Housing Condition ...................................................................................... 5-14
Illegal Dwelling Units ................................................................................... 5-15
Mobile Homes .............................................................................................. 5-15
Assisted Housing Stock ............................................................................... 5-16
Assisted Housing Stock at Risk .................................................................. 5-18
Replacement and Preservation Costs .................................................... 5-19
Resources for Preservation ........................................................................ 5-20
Financial Resources ............................................................................ 5-20
Administrative Resources .................................................................. 5-21
Population and Housing Projections .................................................................. 5-22
Population Growth ................................................................................................ 5-23
Household Characteristics ................................................................................... 5-25
Ethnicity ........................................................................................................ 5-26
Household Incomes .................................................................................... 5-26
Income by Household Type and Tenure ...................................... 5-27
Housing Cost Burden .................................................................................. 5-28
Housing Costs .............................................................................................. 5-28
Housing Sales Prices ........................................................................ 5-29
Rental Costs ................................................................................................. 5-29
Housing Affordability .................................................................................. 5-31
Overcrowding ............................................................................................. 5-33
Employment Trends and Projections ................................................................. 5-33
Special Needs Population Groups ..................................................................... 5-35
Students ........................................................................................................ 5-35
Persons with Disabilities .............................................................................. 5-35
Persons with Developmental Disabilities…………………………… ..…5-36
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Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan iv
Female Head of Household ............................................................................... 5-37
Seniors .................................................................................................................... 5-37
Large Households ................................................................................................ 5-38
Homelessness ........................................................................................................ 5-39
County Information ................................................................................. 5-40
Local Need ............................................................................................... 5-41
Farm Workers ........................................................................................................ 5-44
Housing Needs ................................................................................................................ 5-44
2014-2021 RHNA Allocation ................................................................................ 5-44
Inventory of Lands Suitable for Residential Development ...................................... 5-45
Vacant Sites .......................................................................................................... 5-47
Banning Ranch ......................................................................................... 5-47
Corona del Mar ........................................................................................ 5-47
Infill/Reuse Opportunity Areas ........................................................................... 5-48
West Newport Mesa ................................................................................ 5-48
Mariners’ Mile ........................................................................................... 5-48
Balboa Peninsula Area ............................................................................ 5-49
Cannery Village .................................................................................... 5-49
Lido Village ............................................................................................ 5-49
McFadden Square ................................................................................ 5-50
Balboa Village ....................................................................................... 5-50
Dover Drive/Westcliff Drive ..................................................................... 5-50
Newport Center ....................................................................................... 5-51
John Wayne Airport Area ....................................................................... 5-52
Conclusion ............................................................................................................ 5-53
Sites to Accommodate the RHNA for Lower-Income Households ....................... 5-75
Non-Vacant Sites ................................................................................................. 5-75
Lot Consolidation ................................................................................................. 5-76
Adequacy of Parcel Sizes .................................................................................. 5-77
Energy Conservation Opportunities ............................................................................ 5-78
Nongovernmental Constraints ..................................................................................... 5-79
Community Attitudes .......................................................................................... 5-79
Financing Constraints .......................................................................................... 5-79
Land and Construction Costs ............................................................................ 5-79
Infrastructure Constraints .................................................................................... 5-80
Environmental Constraints .................................................................................. 5-80
Governmental Constraints ............................................................................................ 5-81
Voter Initiative: Section 423 of the City Charter............................................. 5-81
Zoning ..................................................................................................................... 5-83
Development Standards ........................................................................ 5-83
Permitted Residential Uses ...................................................................... 5-85
Single-, Two-, and Multi-Family Residential ........................................... 5-85
Group Residential .................................................................................... 5-85
Residential Care Facilities ....................................................................... 5-85
Convalescent Facilities ........................................................................... 5-85
Accessory Dwelling Units ........................................................................ 5-85
Single Room Occupancy (SRO) Residential Hotels ............................. 5-87
Emergency Shelters ................................................................................. 5-87
Transitional and Supportive Housing ..................................................... 5-88
Zoning Code Consistency................................................................................... 5-89
The Subdivision Process ....................................................................................... 5-89
Inclusionary Housing Ordinance ................................................................................ 5-90
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Housing Element
Newport Beach General Plan v
Local Coastal Program ....................................................................................... 5-90
Mello Act ............................................................................................................... 5-91
California Environmental Quality Act .............................................................. 5-92
Building Codes and Enforcement .................................................................... 5-92
Impact Fees .......................................................................................................... 5-92
Development Review Process ........................................................................... 5-93
Modification Permits ............................................................................................ 5-94
Use Permit (Conditional and Minor) ................................................................. 5-94
Housing for Persons with Disabilities .................................................................. 5-95
Building Codes ........................................................................................ 5-95
Information Regarding Accommodation for Zoning, Building
Codes, and Permit Processing ........................................................... 5-95
Reasonable Accommodations ............................................................. 5-95
Request for Hardship or Request for Alternative Materials,
Design, and Methods of Construction ............................................... 5-95
Assistance to Persons with Disabilities ................................................... 5-96
Zoning and Other Land Use Regulations .............................................. 5-96
Group Home Ordinance ........................................................................ 5-97
Housing Plan: Goals, Policies, Quantified Objectives, and Programs....................... 5-98
General Review of 2008–2014 Housing Element and Housing Activities .... 5-98
2006-2014 Regional Housing Needs Assessment Review .................... 5-99
Attainment of Community’s Housing Goals ........................................ 5-100
2008-2014 Housing Element Program Accomplishments .................. 5-103
Housing Element Coastal Zone Review ................................................ 5-125
Year 2014–2021 Housing Plan ............................................................................ 5-125
Quantified Objectives ............................................................................. 5-125
New ................................................................................................ 5-126
Rehabilitation: ............................................................................... 5-126
Preservation: .................................................................................. 5-126
Newport Beach Housing Element: Goals, Policies, and Programs . 5-128
Conservation and Improvement of Housing ............................................. 5-129
Variety of Housing Opportunities ................................................................ 5-130
Adequate Residential Sites .......................................................................... 5-134
Provision and Preservation of Affordable Housing ................................... 5-137
Housing for Special Needs Groups............................................................. 5-142
Fair Housing ................................................................................................... 5-144
Program Monitoring ...................................................................................... 5-144
Appendices
Appendix H1 Housing Element Update Outreach List ............................................................ 5-146
Appendix H2 Agencies Providing Emergency Shelter and Housing Assistance ................. 5-149
Appendix H3 Public and Private Resources Available for Housing and Community
Development Activities ....................................................................................... 5-158
Appendix H4 Housing Sites Analysis and Inventory ................................................................. 5-162
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan vi
Figures
Figure H1 Banning Ranch .................................................................................................................. 5-55
Figure H2 Corona del Mar................................................................................................................. 5-57
Figure H3 West Newport Mesa ......................................................................................................... 5-59
Figure H4 Mariners’ Mile..................................................................................................................... 5-61
Figure H5 Balboa Peninsula Lido Village/Cannery Village/McFadden Square ..................... 5-63
Figure H6 Balboa Village ................................................................................................................... 5-65
Figure H7 Dover Drive/ Westclif Drive ............................................................................................. 5-67
Figure H8 Newport Center ................................................................................................................ 5-69
Figure H9 Airport Area ....................................................................................................................... 5-71
Figure H10 Airport Area- ROMA Diagram ........................................................................................ 5-73
Tables
Table H1 Net Additional and Total Housing Units, 1990-2012 ...................................................... 5-8
Table H2 Housing Unit Mix (2012) ...................................................................................................... 5-9
Table H3 Residential Density by Area .............................................................................................. 5-9
Table H4 Densities of Attached Housing ....................................................................................... 5-10
Table H5 Housing Tenure .................................................................................................................. 5-10
Table H6 Percent of Renter Occupied Units ................................................................................ 5-11
Table H7 Major Rental Projects ....................................................................................................... 5-12
Table H8 Condominium Conversion, 1995–2012 ......................................................................... 5-13
Table H9 Overall Housing Unit Vacancy Rate Newport Beach, 1990–2010 ........................... 5-14
Table H10 City Rental Apartment Vacancy Comparison ........................................................... 5-14
Table H11 Mobile Home Parks ........................................................................................................... 5-16
Table H12 City of Newport Beach Assisted (and Affordable) Housing Summary ................... 5-17
Table H13 Annual Rent Subsidies Required to Preserve At-Risk Units ......................................... 5-20
Table H14 Population Trends, 2000–2012 ........................................................................................ 5-22
Table H15 Housing Trends, 2000-2012 .............................................................................................. 5-23
Table H16 Population Growth, Orange County and Newport Beach, 1910–2030 ................. 5-24
Table H17 Persons per Occupied Unit, 1970–2010 ........................................................................ 5-24
Table H18 Population by Age, City of Newport Beach, 1970–2010 ........................................... 5-25
Table H19 Public School Enrollment, 2012 ....................................................................................... 5-25
Table H20 Racial and Ethnic Composition, Newport Beach and Orange County,
2010 ..................................................................................................................................... 5-26
Table H21 Median Household Incomes (1990–2010), Orange County and Newport
Beach ................................................................................................................................. 5-27
Table H22 Household Income Profile by Household Type Newport Beach ............................. 5-28
Table H23 Single-Family and Condominium Home Sales, November 2012 ............................. 5-29
Table H24 Survey of Apartment Rental Listings in Newport Beach, 2012 ................................. 5-30
Table H25 Mobile Home Parks ........................................................................................................... 5-31
Table H26 Housing Affordability Orange County 2012 ................................................................. 5-32
Table H27 Employment by Industry, 2000-2010 .............................................................................. 5-34
Table H28 Median Earnings by Industry, 2010 ................................................................................ 5-35
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
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Housing Element
Newport Beach General Plan vii
Table H29 UCI Off-Campus Housing Office Housing Costs for Irvine, Newport Beach, and
Surrounding Communities, 2012 .................................................................................... 5-36
Table H30 Persons per Household ............................................................................................................ 5-39
Table H31 Construction Need by Income, 2014–2021 ......................................................................... 5-44
Table H32 Sites Analysis and Inventory Summary .................................................................................. 5-46
Table H33 Airport Area Parcel Size Analysis……………………………………………………………...5-78
Table H34A Summary of Development Standards by District—City of Newport Beach ................. 5-83
Table H34B Summary of Development Standards by District—City of Newport Beach ................. 5-84
Table H35 Permitted Residential Uses by District—City of Newport Beach...................................... 5-86
Table H36 Comparison of Permit Fees—Nearby Jurisdictions ............................................................ 5-93
Table H37 Additional City Fees ................................................................................................................. 5-93
Table H38 Total RHNA Construction Need by Income, 2006–2014 .................................................... 5-99
Table H39 Total Number of New Additional Housing Units Constructed ........................................ 5-100
Table H40 Detailed Housing Program Accomplishments .................................................................. 5-103
Table H41 Quantified Objectives for 2014-2021 .................................................................................. 5-125
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
CHAPTER 5 Housing Element
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-2
HOUSING ELEMENT
A Balanced Residential Community
Providing Opportunities for All Social
and Economic Segments
Executive Summary
The City of Newport Beach’s Housing Element details the City’s strategy for enhancing and
preserving the community’s character, identifies strategies for expanding housing opportunities and
services for all household types and income groups, and provides the primary policy guidance for
local decision-making related to housing. The Housing Element provides in-depth analysis of the
City’s population, economic, and housing stock characteristics as well as a comprehensive evaluation
of programs and regulations related to housing. Through this evaluation and analysis, the City has
identified priority goals, polices, and programs that directly address the housing needs of current and
future City residents.
The City completed a comprehensive update of its General Plan in 2006. Through the General Plan
update process, several key areas in the City were identified as ideal locations for future housing
opportunities. Key sites for future development include the Airport Area, Newport Center, Banning
Ranch, Newport Mesa and the Balboa Peninsula area. The comprehensive Zoning Code Update,
completed in October, 2010, implements many of the land use changes included in the 2006 General
Plan update.
The 2014–2021 Housing Element is an update and revision of the 2008-2014 Housing Element and
consists of new technical data and updated policies and programs. The land use opportunity areas
developed as part of the 2006 General Plan update have remained the same. This Housing Element
also addresses meeting the Regional Housing Needs Allocation (RHNA) for the projection period of
January 1, 2014, through October 31, 2021, and is consistent with recent revisions to State Housing
Element Law.
PURPOSE AND STATUTORY AUTHORITY
The Housing Element is mandated by Sections 65580 to 65589 of the Government Code. State
Housing Element law requires that each city and county identify and analyze existing and projected
housing needs within its jurisdiction and prepare goals, policies, programs, and quantified objectives
to further the development, improvement, and preservation of housing. To that end, State law
requires that the housing element:
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-3
Identify adequate sites to facilitate and encourage the development, maintenance and improvement of
housing for households of all economic levels, including persons with disabilities; Remove, as legally
feasible and appropriate, governmental constraints to the production, maintenance, and improvement
of housing for persons of all income levels including persons with disabilities; Assist in the development
of adequate housing to meet the needs of low- and moderate-income households; Conserve and
improve the condition of housing and neighborhoods, including existing affordable housing; Promote
housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national
origin, color, familial status, or disability; and Preserve for lower income households the publicly
assisted multi-family housing developments within each community.
California state law requires that Housing Elements be updated periodically to evaluate: 1) the
appropriateness of the housing goals, policies, and programs in contributing to the attainment of the
state housing goal; 2) the effectiveness of the housing element in attainment of the community's
housing goals and objectives; and 3) the progress of the City in implementation of the Housing
Element. The City of Newport Beach has prepared this updated Housing Element in compliance with
State law with the established October 2013, deadline for jurisdictions within the Southern California
Association of Governments region and addresses all statutory requirements and regulations.
The City has accepted and is committed to providing sites to accommodate its 2014–2021 RHNA
allocation of five housing units. The City is also committed to pursuing the preservation and/or
replacement of 153 existing assisted rental units that are at risk of conversion to market-rate rents
during this planning period. Achieving the RHNA units and replacement of at-risk units is expected
through the future redevelopment of several key housing opportunity areas identified in the General
Plan, opportunities created by implementation of the 2008-2014 Housing Element Policies,
implementation of existing Affordable Housing Implementation Plans, and financial assistance
through the Affordable Housing Fund. The City Council has also established an Affordable Housing
Task Force that works with developers and landowners to facilitate the development of affordable
units, the preservation of at-risk units, and determines the most appropriate use of in-lieu fee funds.
The Task Force and staff continually investigate and research potential new affordable housing
opportunities.
CONSTRAINTS AND OPPORTUNITIES
The City is constrained in its effort to provide new housing opportunities due to many factors beyond
its control. However, this General Plan Housing Element update provides several opportunities to
create new residential uses through infill development and reuse of existing land uses. Furthermore,
policies that have been implemented from the 2008-2014 Housing Element Update have removed
previously identified constraints on the development of housing affordable to lower-income
households within the Airport Area facilitating these opportunities.
FOCUS OF HOUSING PROGRAMS
Following are the housing programs that Newport Beach believes will be the most effective in
meeting the City’s housing goals. These programs will be the focus of the City’s housing efforts
during the period of this Housing Element.
1. Actively promote the development of affordable housing through in-fill development and assist
developers with the removal of site constraints.
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Housing Element
Newport Beach General Plan 5-4
2. Research sites and developments that could include affordable housing, such as infill, mixed-use
and redevelopment opportunities.
3. Discuss the extension of affordability covenants with owners of existing affordable apartments.
4. Offer incentives to developers of affordable housing, including density bonuses, fee waivers,
expedited permit processing, and the use of the Affordable Housing Fund.
5. Promote the development of senior accessory dwelling units.
6. Continue to support housing and special needs services providers through the use of
Community Development Block Grant (CDBG) and General Funds.
TIME PERIOD COVERED BY THE HOUSING ELEMENT
The Housing Element covers the RHNA allocation period of January 1, 2014, through October 31,
2021.
Introduction
The City completed a comprehensive General Plan update that was adopted by the City Council on
July 25, 2006. In November 2006, the General Plan was placed on the electoral ballot and approved
by the voters.
The California Government Code specifies the Legislature’s intent to ensure that counties and cities
are active participants in attaining the state housing goal and establishes specific components to be
contained in a housing element. These components include the following : identification and analysis
of existing and projected housing needs, resources and constraints; a statement of goals, policies,
quantified objectives, and scheduled programs for preservation, improvement and development of
housing; identification of adequate sites for housing; and adequate provision for existing and
projected needs of all economic segments of the community.
The Newport Beach Housing Element has been written in a consistent and mutually dependent
relationship with other Elements of its General Plan. Furthermore, the Element is in conformance
with Government Code Sections 65580–65589.
The updated Housing Element is a comprehensive statement of the City’s housing policies and serves
as a specific guide for implementation of these policies. The Element examines current housing needs,
estimates future housing needs, and establishes goals, policies, and programs pertaining to those
needs. Housing programs are responsive to current and future needs. They are also established within
the context of available community, state, and federal economic and social resources, and realistic
quantified housing objectives. State housing goals are as follows:
■ Availability of housing is of vital statewide importance. Early attainment of decent housing and
a suitable living environment for every California family is a priority of the highest order.
■ Early attainment of this goal requires cooperative participation of government with the private
sector to expand housing opportunities and accommodate housing needs of Californians of all
economic levels.
■ Provision of housing affordable to low- and moderate-income households requires cooperation
among all levels of government.
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Housing Element
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■ Local and state governments have a responsibility to use powers vested in them to facilitate
improvement and development of housing to make adequate provision for housing needs of all
economic segments of the community.
■ The Legislature recognizes in carrying out this responsibility, each local government also has a
responsibility to consider economic, environmental, and fiscal factors, and community goals set
forth in its general plan. Cities must cooperate with other local governments and the state in
addressing regional housing needs.
The City of Newport Beach has prepared this Housing Element in compliance with the established
deadline for jurisdictions within the Southern California Association of Governments region. The
Housing Element covers the RHNA allocation period of January 1, 2014, through October 31, 2021.
DATA SOURCES
Various sources of information have been consulted in preparing this Housing Element. The 2010
Census provides the basis for population and household characteristics. Where applicable, the
following sources of information have been used to supplement and update information contained in
the 2000 and 2010 Census:
■ Population and demographic data from the State Department of Finance, 2011
■ U.S. Census American Community Survey, 2011
■ School enrollment information from the State Department of Education and the Newport-
Mesa Unified School District, 2011/2012
■ Housing market information, such as home sales, rents, and vacancies, as updated by City
surveys and recent home sales data, 2012
■ Local and County public and nonprofit agency information on special needs populations and
available services, 2012
■ Housing condition information provided by the City of Newport Beach, 2012
■ Orange County Progress Report demographic information, 2012
■ Housing and Community Development Department Income Limits, 2012
ORGANIZATION OF THE HOUSING ELEMENT
This Housing Element has been divided into two sections as follows:
■ Community Housing Market Analyses
This section presents the most current available information pertaining to the following seven
subsections: housing stock conditions, household characteristics including over-paying, over-
crowding, analysis and projection of population and employment; analysis of special population
groups; analysis of housing need; inventory of land suitable for residential development; analysis
of opportunities for energy conservation; nongovernmental constraints to housing production;
and governmental constraints to housing production.
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Item No. IV(a) - Attachment 5
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Housing Element
Newport Beach General Plan 5-6
■ Housing Goals and Policies, Quantified Objectives, and Programs
This section has three primary functions: 1) to establish City housing goals and policies; 2) to
quantify the maximum number of housing units that can be constructed, rehabilitated, and
conserved over the 8-year period between 2014 to 2021; and 3) to present City housing
programs, which represent a schedule of actions to be implemented by the City to achieve
goals, policies, and quantified objectives of the Housing Element. Government Code
Section 65588 requires review of the Housing Element as frequently as appropriate and to
evaluate the effectiveness of housing goals, objectives, and policies in contributing to attainment
of the State housing goal. Additionally, the City is required to evaluate the effectiveness of the
Housing Element in attainment of community goals and objectives and its progress in
implementation of its housing goals. This section provides the required review and evaluation
of the 2008-2014 Housing Element.
REVIEW AND UPDATE OF THE HOUSING ELEMENT
The City of Newport Beach will review this Housing Element annually as part of its General Plan
review to evaluate appropriateness of objectives, effectiveness of programs, and progress in
implementation. The Housing Element will be revised again in 2021 in accordance with State law.
PUBLIC PARTICIPATION
General Plan Update
Opportunities for residents to recommend strategies for, and review and comment on the Newport
Beach Housing Element were an important component of the 2006 General Plan update, including
the Housing Element. The General plan update was the first comprehensive revision of the City’s
General Plan in more than 30 years and was the result of more than 4 years of work by the 38-
member citizens General Plan Advisory Committee (GPAC), City staff, technical consultants,
Planning Commission, City Council as well as input by thousands of residents that were received
during the most extensive public outreach and visioning campaign in the City’s history. In November
2006, the General Plan was placed on the electoral ballot and approved by 54 percent to 46 percent,
validating that the General Plan reflected what residents indicated during the outreach process.
Opportunities for residents to recommend strategies, review, and comment upon housing issues and
discuss new opportunities for housing were an important component of the update. The Housing
Element reflects the vision and principles for future land use and housing development that were
developed as part of the General Plan process.
As part of the General Plan update, the Housing Element was updated and adopted in 2010 to reflect
new land use changes and updated demographics. In November 2011, HCD found the 2008-2014
Housing Element Update in compliance with State Housing Element Law and it was adopted by City
Council on November 22, 2011.
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Item No. IV(a) - Attachment 5
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Public Workshops
As part of development of the 2014–2021 Housing Element, two specialized workshops were held.
The first workshop was held on November 14, 2012, soliciting input from members of the
community and other housing stakeholders regarding the City’s needs, constraints, and goals related
to housing. Workshop participants identified the need for more affordable rental units in the City due
to rising rental costs and the need for increased senior housing opportunities to respond to the
growing senior population in the City. Participants also expressed a desire to see more mixed-use
developments that provide housing opportunities closer to amenities and services. In anticipation of a
second workshop, the Draft Housing Element was made available for public review on March 15,
2013. Notice of the documents availability were provided to all persons on the City’s housing interest
list and to persons enrolled in the City’s e-mail notification system for planning and land use related
items. Notice was also provided on the City’s website. The second workshop was subsequently held
on March 27, 2013, to formally present the Draft Housing Element Update to the public, share
findings with regard to changes in housing data, and explain revised policies for public review and
discussion. Throughout the process, workshop attendees were asked to comment on the existing
needs and issues as well as provide feedback for the development of new housing programs.
Invitations to both workshops were distributed to service providers, housing stakeholders, and
developers and a notice of the workshop was advertised in the Daily Pilot. In addition, workshop
notices were included in the Kennedy Commission (local nonprofit housing organization) newsletters
that are sent via e-mail to a wide variety of housing stakeholders in the Orange County area. Staff also
presented an update to the Corona del Mar Chamber of Commerce Government Affairs Committee
to engage the local real estate community.
Public Meetings
Public meetings on the Housing Element update were conducted before the Planning Commission on
April 18, 2013, and the City Council on May 14, 2013. All City meetings were open to the public. The
City provided citizens with advanced notice of the public meeting and made copies of all related
materials available for public review. Notice of the public meeting was published in the Daily Pilot
newspaper at least 10 days prior to the meeting date. In addition, notices were also provided to those
on the City’s Housing Interest list, including service providers, developers, community stakeholders,
and participants to prior Housing Element workshops. The Draft Housing Element was also
presented to the Affordable Housing Task Force, a City committee comprised of three City Council
members, on April 25, 2013, during a noticed public meeting.
Public Review and Comments
Throughout the Housing Element update process, the City has posted Draft Housing Element
documents and presentation materials on the website to facilitate the review by residents and
interested parties. Hard copies of the Draft Housing Element were also made available at the
Planning Division Counter. Where feasible, comments provided at the two housing workshops,
during the public review period of the Housing Element and at the Planning Commission and City
Council hearings were incorporated into the April 2013 draft of the Housing Element. The most
significant revisions (discussed in more detail throughout the Housing Element) include:
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Item No. IV(a) - Attachment 5
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■ An expanded discussion and identification of the City’s existing affordable housing
developments that are at risk of conversion to market-rate housing over the next 10 years.
Affordable housing covenants restricting a total of 153 rental units and three ownership units
that are set to expire.
■ An expanded discussion related to the options and costs associated with the replacement and
preservation of at-risk units.
■ Updates to the City’s existing and projected housing conditions and needs.
■ Programs have been revised and added within the Housing Plan as necessary to reflect
changed circumstances.
Community Housing Market Analyses
HOUSING STOCK CHARACTERISTICS
Residential Growth and Dwelling Unit Types
Between 1990 and 2012, 9,883 housing units were constructed and/or annexed, and added to the City
of Newport Beach housing inventory (refer to Table H1). Between 2006 and 2012, an average of 311
housing units per year were added to the housing stock. However, 2011 and 2012 saw a significant
reduction in housing unit production with 13 units per year. It should be noted that the significant
increase in units in 2009 is attributable to the annexation of West Santa Ana Heights.
Table H1 Net Additional and Total Housing Units, 1990–2012
Year Total Housing Units
at Beginning of Year
Net Change
in Housing Units
Year Total Housing Units at
Beginning of Year
Net Change in
Housing Units
1990 34,861 525* 2002 38,009 230
1991 35,275 414 2003 41,590 3581
1992 35,439 164 2004 41,851 261
1993 35,527 88 2005 42,143 292
1994 35,565 38 2006 42,352 209
1995 35,598 33 2007 42,580 228
1996 35,631 33 2008 42,711 131
1997 35,978 347 2009 43,477 766
1998 36,807 829 2010* 44,193 716
1999 37,044 237 2011 44,206 13
2000 37,567 523 2012 44,219 13
2001 37,779 212
SOURCES: City of Newport Beach
State Department of Finance 2012, Population Research Unit
Housing unit numbers represent new units constructed in the City and existing units annexed into the City.
*Total Housing Units adjusted based on 2010 Census (678 unit increase). The difference between 2010 and 2009 is not reflective of actual new units.
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The total number of housing units as of January 2012, was estimated to be 44,219. The mix and
number of housing units within the City according to the State Department of Finance are shown on
Table H2.
Table H2 Housing Unit Mix (2012)
Housing Unit Type Number of Units Percent of Total
Single-Family Detached 20,136 45.5%
Single-Family Attached 7,010 15.6%
Duplex to Fourplex 5,122 11.6%
Multi-Family 10,777 24.4%
Mobile Home 1,174 2.7%
City Total 44,219 100.0%
SOURCE: State Department of Finance 2012, Estimate
Residential Densities
As shown in Table H3, residential densities in many older neighborhoods in the City of Newport
Beach range from 12 to more than 22 units an acre, according to City figures that were estimated by
dividing residential acreage by current dwelling unit counts.
In addition, many attached housing projects in the City were developed to maximize land usage.
Existing attached projects in the City and their densities are listed in Table H4.
Table H3 Residential Density by Area
Area
Estimated Density
(D.U./ Net Acre)
Balboa Peninsula 22.6
West Newport 18.8
Balboa Island 26.7
Old Corona del Mar 17.9
Lido Island 12.0
SOURCE: City of Newport Beach Planning Division, 2008
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Table H4 Densities of Attached Housing
Project Gross Acreage Number of Dwelling Units Dwelling Units per Gross Acre
Newport Crest 38.0 460 12.1
Bayview Landing 4.5 120 26.7
Versailles (Phase I) 6.8 255 37.5
Lido Condominiums 1.1 54 49.1
621 Lido Park Drive 1.7 36 21.2
Caribe 1.3 48 36.9
The Towers 0.5 49 98
Rendezvous 0.75 24 32.0
Coronado 32.3 1,447 44.8
Mariners' Square 6.2 114 18.4
Park Newport 53.2 1,306 24.5
Promontory Point 32.8 520 15.8
Bayview Apartments 5.4 64 11.8
Bayport Apartments 5.3 104 19.6
Baywood Apartments 27.4 388 14.2
Newport Terrace 40.0 281 7
Granville 10.2 68 6.7
Baypoint Apartments 20.36 300 14.7
Bonita Canyon Apartments 57.70 1,052 18.2
The Colony 6.0 245 40.9
One Nautical Mile 2.44 42 17
Bordeaux Apartments 10.76 191 17
Ziani 18.3 168 9.18
Newport Ridge Apartments 21 512 24.3
SOURCE: City of Newport Beach Planning Division. 2012
Housing Tenure
The tenure distribution (owner-occupied versus renter-occupied) of a community's housing stock
influences several aspects of the local housing market. Residential mobility is influenced by tenure,
with ownership housing evidencing a much lower turnover rate than rental housing. The tenure of
housing in Newport Beach in 2010 was comprised of 45 percent renter households and 55 percent
owner-occupied households and as shown in Table H5:
Table H5 Housing Tenure
Year Total Occupied Units Owner Occupied Renter Occupied
1980 27,820 14,888 (53.5%) 12,932 (46.5%)
1990 30,860 17,207 (55.8%) 13,653 (44.2%)
2000 33,071 18,408 (55.7%) 14,663 (44.3%)
2010 38,751 21,224 (54.8%) 17,527 (45.2%)
SOURCES: 1980, 1990, 2000, 2010 U.S. Census.
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The percentage of rental housing in Newport Beach is higher than the corresponding figure for
Orange County. The latest data comparing rental rates for nearby cities based on the 2010 Census is
shown in Table H6.
Table H6 Percent of Renter Occupied Units
Area Percent of Rental Housing
Newport Beach 45.2%
Costa Mesa 60.4%
Huntington Beach 39.5%
Laguna Beach 40%
Orange County 40.7%
SOURCE: 2010 U.S. Census
Since 1960, (when only 36 percent of all occupied units were rented) the percentage of rental housing
increased due to a sizeable amount of new rental construction. New construction subsided
substantially in the 1980s. Table H7 lists the major rental projects in Newport Beach.
In addition, the City contains many rented duplex, triplex, and fourplex units. Areas where this type of
rental housing is predominant include West Newport, Balboa Peninsula, Balboa Island, and Corona
del Mar. One of the most recent new multi-family rental projects in the City is the Bayview Landing
project. This affordable housing project provides 120 units for very low– and low-income seniors.
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Table H7 Major Rental Projects
Area No. of Units
Anchorage Apartments 39
The Balboa Bay Club 144
Baypoint Apartments 300
Bayport Apartments 104
Bayview Apartments 64
Bayview Landing Apartments 120
Baywood Apartments 388
The Beach House 226
Fairway Apartments 74
Newport Bluffs 1,052
Mariners' Square 114
Newport North 570
Newport Seaside Apartments 25
Newport Seacrest Apartments 65
Newport Villa 56
Coronado Apartments 1,447
Park Newport 1,306
Promontory Point 520
Seaview Lutheran Plaza 100
Sequoia Apartments 54
The Colony 245
The Terraces 56
850 Domingo Drive 34
Newport Ridge 512
Bordeaux Apartments 191
Newport Bay Terrace Apartments 184
Palm Mesa Apartments 147
TOTAL: 27 projects 8,137
SOURCE: The City of Newport Beach Planning Division, 2008
Condominium Conversion Ordinance
In the mid-1990s, the City of Newport Beach adopted a new ordinance to ease restrictions on
condominium conversions. Easing restrictions on condominium conversions was intended to
promote the availability of first-time home buyer opportunities and to promote the rehabilitation and
preservation of smaller, more affordable housing units. Many rental units in certain areas of the
community were overcrowded and deteriorating due to absentee owners and the renting of units on a
weekly basis. Health and safety issues were also a concern given quality of life impacts resulting from
excessive noise, pollution, and traffic in areas where weekly vacation rentals were prevalent. In 2005,
the City became concerned that severe parking inadequacies of older apartment buildings were being
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perpetuated through condominium conversions, and adopted ordinances restricting condominium
conversions to structures that provide the code required parking at the time of the conversion. Under
these ordinances, duplexes, and multi-family properties that are nonconforming by way of parking
cannot be converted to condominiums. These regulations have slowed the rate of condominium
conversions in the City.
The total number of units affected by condominium conversions approved since 1995 is 411 units.
Table H8 identifies the number of conversions each year between 1995 and 2012.
Table H8 Condominium Conversion, 1995–2012
Year No. of Residential Units Converted
1995 37
1996 28
1997 20
1998 30
1999 30
2000 22
2001 43
2002 19
2003 23
2004 43
2005 51
2006 42
2007 6
2008 6
2009 5
2010 3
2011 0
2012 3
Total 411
SOURCE: City of Newport Beach Planning Division, 2012
Vacancy Rates
A vacancy rate is often a good indicator of how effectively for-sale and rental units are meeting the
current demand for housing in a community. Vacancy rates of 5 to 6 percent for rental housing and 1
to 2 percent for ownership housing are generally considered optimum, where there is balance between
the demand and supply for housing. A higher vacancy rate may indicate an excess supply of units and
therefore price depreciation, while a low vacancy rate may indicate a shortage of units and resulting
escalation of housing prices. The overall housing unit vacancy rate of the City of Newport Beach has
varied between 1990 and 2010, as fluctuations have occurred in the housing market. The available
data for all vacant units categorized by the type of housing stock is from the 2010 Census. It indicated
that the vacancy rate for rental units was approximately 3 percent versus 1 percent for ownership
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housing (Table H9). It also indicates that the overall vacancy rate in the community has increased to
12.3 percent in 2010. The discrepancy between overall vacancy rates and vacancy rates among
available units may be due to the large number of seasonal units and second homes in Newport
Beach. According to the 2010 U.S. Census, 2,841 of 5,442 (52.2%) vacant units were identified as
“seasonal use.”
Table H9 Overall Housing Unit Vacancy Rate
Newport Beach, 1990–2010
Year
Vacancies as a %
of all housing stock
Vacancies for sale as a
% of all housing stock
Vacancies for rent as a
% of all housing stock
1990 11.5% 0.8% 4.3%
2000 11.3% 0.9% 3.4%
2010 12.3% 0.8% 3.4%
SOURCES: U.S. Census 1990, 2000, 2010
To assist in administration of its condominium conversion ordinance, the City has conducted rental
vacancy surveys since 1979. This survey only includes vacancies for the larger apartment complexes in
the City, not for other homes that may be used as rentals. Results of the most recent surveys are
provided on Table H10. As shown in 2012, the vacancy rate for apartment units was 5.05 percent.
Table H10 City Rental Apartment Vacancy Comparison
Percent of Rental Units Vacant
2000 2004 2005 2006 2007 2008 2009 2010 2011 2012
TOTAL 8.0%% 6.2% 4.84% 4.45% 6.58% 7.5% 7.5% 6.2% 5.10% 5.05%
SOURCES: City of Newport Beach Planning Division 2012
Housing Condition
There has not been a comprehensive survey of housing conditions in Newport Beach since the 1976
Special Census for Newport Beach. That survey indicated only 1.3 percent of all housing units were
deficient. Three neighborhoods in the city contained concentrations of substandard housing. Of all
housing units on Balboa Peninsula, 5.1 percent were in substandard condition, while 2.5 percent and
2.6 percent of all units on Balboa Island and in Newport Heights, respectively, were in substandard
condition. Deficient units in this regard are defined as deteriorated, dilapidated units, as well as those
units inadequate in original construction, or which were under extensive repair.
The lack of complete plumbing or kitchen facilities serves as a narrow indicator of substandard
housing conditions. Only a small number of homes in Newport Beach lacked these basic utilities in
2010. The 2006-2010 American Community Survey Estimates reported that 94 units had incomplete
plumbing and 174 units were without a complete kitchen. However, it is possible that many of these
units are illegal dwelling units resulting from the unpermitted conversion of garages or splitting of
living space. It is the consensus of City staff that the condition of legal housing units in Newport
Beach is considered to be very good. Extremely high property values and the very limited number of
code enforcement cases indicate that property owners within Newport Beach are, for the most part,
conscientious about maintaining their properties. Substandard housing does not appear to be a
problem for the community at this point in time.
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Illegal Dwelling Units
Illegal or “bootleg” dwelling units have historically been a problem in Newport Beach, experienced
most often in the older, beach-oriented areas of West Newport, Balboa Peninsula, Balboa Island, and
Corona del Mar. These units are found in two typical forms: the “splitting” of a single dwelling unit
into two separate occupancies, and the conversion of garages to living space. These units usually have
a higher number of health and safety code violations than legal units, due to conversion without
proper building permits and inspections.
Illegal units continue to be a problem today, but are less prevalent than in the past, due to increased
year-round owner occupancy in these areas, and inspections which occur when properties are sold.
While it is difficult to estimate the number of illegal units, code enforcement personnel estimate that
as much as 2 percent of the City’s housing stock may be in the form of illegal units. While not
considered safe and adequate housing, these units do provide living arrangements that tend to be
more affordable than legal units.
Mobile Homes
As described later, mobile homes generally provide more affordable housing opportunities for
residents. There are presently 933 mobile home spaces in ten mobile home parks in Newport Beach
(Table H11).
Many of these units are occupied by permanent residents and some are used by households that use
the unit for vacations or weekend visits to the area. The character of the City’s ten mobile home parks
varies. Three of the parks are located on or close to Newport Harbor. These three parks appeal to
retirees and a substantial number of spaces in these parks are occupied by permanent residents. It
should be noted that mobile homes in Cannery Village and some in West Newport have been
replaced with manufactured housing that is not affordable to low-income and moderate-income
individuals and families.
It should be noted that one mobile home park, the Beach and Bay Mobile Home Park at 7204 W.
Coast Highway, appears to be in substantial physical decline and could be subject to redevelopment or
replacement within this planning period.
Both the Marina Park Mobile Home Park and the Seacliffe Mobile Home Park were approved for
closure in 2006. Pursuant to California law, a Closure Impact Report was prepared for both parks that
assessed the impact of the park’s closure on tenants. The Report provided numerous options to
tenants for relocation assistance, including payment of reasonable costs to relocate the mobile homes,
payment to purchase the homes, and payment of relocation expenses.
The Marina Park Mobile Home Park has been owned and operated by the City of Newport Beach
since 1919 and is located on tidelands. Residential use is inconsistent with the legal restrictions on the
use of tidelands; therefore, the City is in the process of redeveloping the site with a consistent use that
includes a visitor-serving marina, a community building, a sailing center, a new Girl Scout meeting
house, parking, and a park. The residents of Marina Park entered into a Settlement Agreement with
the City in 2007 that allowed the City to purchase their coaches and lower the rent for the remainder
of the residents’ stay at Marina Park. The project was approved by the California Coastal Commission
on June 13, 2012.
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Table H11 Mobile Home Parks
Mobile Home Park (Site Address) Total # of Spaces # of Acres # of Spaces/ Acre
Bayside Village
300 East Coast Highway 270 24.66 10.95
Beach and Bay
7204 W. Coast Highway 47 1.41 33.33
Cannery Village
700 Lido Park Drive (replaced with manufactured homes) 34 1.40 24.29
Ebb Tide
1560 Placentia Avenue 86 4.16 20.67
Newport Sands (two-story manufactured homes)
7000 W. Coast Highway 12 0.31 38.71
Harbor
1535 Superior Avenue 37 1.92 19.27
Lido Peninsula Resort
710 Lido Park Drive 214 12.40 17.26
Marina Park*
1770 W. Balboa Blvd. 58 4.94 11.74
Newport Terrace
824 W. 15th St. 56 4.27 13.11
Seacliffe Mobile Park**
890 West 15th Street 119 9.11 13.06
Total (10 Parks) 933
SOURCE: The City of Newport Beach Planning Division, 2007
* Approved for closure.
** Approved for closure but remaining open per personal communication with manger February 2013.
The Seacliffe Mobile Home Park is a privately owned 117 unit Park near the West Newport Industrial
Area. In 2006, the owner decided to move forward to terminate the mobile home park space
tenancies as part of the park closure. The park owner currently owns and rents all 117 mobile units.
At this time, the owner has decided to maintain the operation of the mobile home park. City staff
periodically receives developer interest in the redevelopment of the Seacliffe Mobile Home Park;
however, no formal plans have ever been submitted to the City for consideration.
Assisted Housing Stock
The City has had policies in effect since the mid-1980s requiring the provision of affordable housing
in association with all new residential developments where more than four units are proposed. Most
were provided within new or existing apartment projects. In some cases, an in-lieu fee was assessed.
The City also facilitated the teaming of market rate and affordable housing developers to produce
required affordable housing. Recent projects include the 120-unit Bayview Landing project (2004) that
produced 119 units that are affordable to very low- and low-income senior households and one
managers unit.
Table H12 summarizes the total number of completed affordable units receiving public assistance as
well as regulated affordable housing in private development. Over 375 restricted/assisted affordable
housing units are located within Newport Beach. Newport Beach has facilitated affordable housing
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development using a variety of mechanisms (such Affordable Housing Fund monies, density bonuses,
inclusionary housing requirements, Community Development Block Grant (CDBG) funds, fee
waivers, land grants, and other support).
Table H12 City of Newport Beach Assisted (and Affordable) Housing Summary
Project Name/ Location Type of Assistance Received
Earliest
Possible
Date of
Change Number of Units/Type
Newport Harbor Apartments
1538 Placentia Avenue
Section 8 (rental assistance vouchers)
Density Bonus
Community Development Block Grant
(CDBG)
2020 26 Low-Income
Newport Harbor II Apartments
1530 Placentia Avenue
Section 8
Density Bonus
CDBG
In-Lieu Fee Funds
2023 10 Low-Income
4 Very Low-Income
Newport Seacrest Apartments
843 15th Street
Section 8
CDBG
Fee Waivers
Tax Credit Financing
2016 20 Very Low-Income
45 Low-Income
Pacific Heights Apartments
881-887 W. 15th Street
Section 8
Density Bonus 2019 7 Low-Income
Newport Seashore Apartments
849 West 15th Street
Section 8
Fee Waivers 2018 15 Low-Income
Newport Seaside Apartment
1544 Placentia
Section 8
CDBG
Fee Waivers
2017 25 Very Low-Income
Seaview Lutheran Plaza (Seniors)
2800 Pacific View Drive
Section 202 (federal grant)
Section 8 2039 100 Extremely Low and
Very Low–Income Senior
Villa del Este
401 Seaward Road _ 2026 2 Moderate-Income
(ownership)
Villa Siena
2101 15th Street
Density Bonus 2021 3 Moderate-Income
(ownership)
Bayview Landing (Seniors)
1121 Back Bay Drive
In-lieu Fee Funds
Fee Waivers
Tax Credit Financing
2056 24 Very Low
95 Low-Income
SOURCE: City of Newport Beach Planning Division
State law requires an analysis of existing assisted rental units that are at risk of conversion to market
rate in the next 10 years. This includes conversion through termination of a subsidy contract,
mortgage prepayment, or expiring use restrictions. The following at-risk analysis covers the period of
October 2013, through October 2023.
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Assisted Housing Stock at Risk
According to the City’s at risk project database, seven affordable project covenants may expire during
the planning period. These projects include:
Newport Seacrest Apartments located at 843 West 15th Street. The 65-unit apartment
development was constructed in 1986 utilizing $1,060,000 in Community Development Block
Grant funds from the City. As a result, 20 one-bedroom units are required to be affordable to
very low-income households and 45 two-bedroom units are required to be affordable to low-
income households for a term of 30 years. Maximum rents shall not exceed 30 percent of the
permitted income level divided by 12. The affordability covenant is set to expire in 2016.
Newport Seaside Apartments located at 1544 Placentia Avenue. The 25-unit apartment
development was constructed in 1987 as affordable housing utilizing $357,000 in Community
Development Block Grant funds from the City and a density bonus. The 23 two-bedroom
units and three three-bedroom units are required to remain affordable for a term of 30 years
for very low-income households. The affordability covenant is set to expire in 2017.
Newport Seashore Apartments located at 849 West 15th Street. The 15-unit apartment
development was constructed in 1988 as affordable housing and utilized a density bonus. The
15 two-bedroom units are required to remain affordable for a term of 30 years to low-income
households. Maximum rents shall not exceed Section 8 Fair Market Rents with preference
given to active Section 8 voucher holders. The affordability covenant is set to expire in 2018.
Pacific Heights Apartments located at 881-887 West 15th Street. The 16-unit apartment
development was constructed in 1989 utilizing a density bonus. As a result, seven 2-bedroom
units were required to remain affordable for a term of 30 years to low-income households.
Maximum rents shall not exceed Section 8 Fair Market Rents with preference given to active
Section 8 voucher holders. For non-voucher holders, maximum rents shall not exceed 30
percent of the permitted income level divided by 12. The affordability covenant is set to
expire in 2019.
Newport Harbor Apartments located at 1538 Placentia Avenue. The 26-unit apartment
development was constructed in 1990 utilizing $350,000 in Community Development Block
Grant funds from the City and a density bonus. As a result, 21 two-bedroom and five three-
bedroom units are required to remain affordable for a term of 30 years to low-income
households. Maximum rents shall not exceed Section 8 Fair Market Rents with preference
given to active Section 8 voucher holders. The affordability covenant is set to expire in 2020.
Villa Siena Condominiums located at 2101 15th Street. The 15-unit condominium development
was constructed in 1991 utilizing a density bonus. As a result, three two-bedroom units were
required to remain affordable for a term of 30 years. The units are restricted to moderate-
income buyers and may be sold at a price of no more than three times the permitted annual
income of the person buying the unit ($307,050.00 based on 2012 income limits). The
affordability covenant is set to expire in 2021.
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Newport Harbor II Apartments located at 1538 Placentia Avenue. The 14-unit apartment
building was constructed in 1993 utilizing $50,000 in Community Development Block Grant
funds from the City, $147,576 in-lieu housing fees, and a density bonus. As a result, ten two-
bedroom units are required to remain affordable to low-income households and four
efficiency units are required to be affordable to very low-income households for a term of 30
years. Maximum rents shall not exceed Section 8 Fair Market Rents with preference given to
active Section 8 voucher holders for the two-bedroom units. The maximum rent for the
efficiency units shall not exceed 28.5 percent of the permitted annual income level divided by
12. The affordability covenant is set to expire in 2023.
Replacement and Preservation Costs
Replacement Costs: The construction of new low-income housing can be a means to replace at-risk
units. The cost of developing new housing depends on a variety of factors including density, size of
units, construction quality and type, location, and land cost. Based on the construction cost analysis
included within the Inclusionary Housing Study prepared for the City by Economic & Planning
Systems (EPS) on October 7, 2008, typical development costs for a low-income apartment project is
$338,459 per unit (including land costs). Therefore, it is estimated that the cost of replacing all 155 at-
risk affordable units would be approximately $52.5 million.
Preservation Costs: Currently, availability of funding for Section 8 contract renewal is uncertain.
Under the Section 8 contract program, HUD pays owners the difference between what tenants can
pay (defined as 30 percent of household income) and HUD’s payment standard. Rent subsidies using
state, local, or other funding sources can be used to maintain the affordability of the at-risk projects
and structured to mirror the Section 8 program.
For the purposes of determining the subsidy needed to preserve an at-risk unit, the difference
between the average market rate of monthly rent for a typical studio, one-, two-, and three-bedroom
apartment in Newport Beach and the maximum monthly rent that a low-income household can
afford to pay (30 percent of annual income) was calculated. It is assumed that studio (efficiency) units
are occupied by one person, one-bedroom units are occupied by a two-person household, two-
bedroom units are occupied by a four-person household, and three-bedroom units are occupied by a
six-person household. This analysis assumes that low–income households earn below 80 percent of
the County median. Thus, the average income would be $53,950 for a one person household, $61,650
for a two-person household, $77,050 for a four-person household, and 89,400 for a six-person
household according to 2012 HUD/HCD income limits.
As Table H13 shows, given the 153 units contained in the six rental housing projects, whose
affordability may expire in this planning period, the total anticipated subsidy needed to maintain those
units is $723,528 annually or $60,294 monthly.
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Table H13 Annual Rent Subsidies Required to Preserve At-Risk Units
Unit Size
Monthly Rent
No. of Units At
Risk Annual Subsidies Affordable
Average Market-
Rate Subsidy Required
Studio $1,348 $1,501 $153 4 $7,344
One Bedroom $1,541 $1,941 $400 20 $96,000
Two Bedroom $1,926 $2,312 $386 121 $560,472
Three Bedroom $2,235 $2,857 $622 8 $59,712
Total 153 $723,528
SOURCE: City of Newport Beach, 2012
a. Affordable rents are calculated as 30% of the maximum annual income limit for low-income households for the County of Orange, divided by 12
months. A studio (efficient) unit shall be considered occupied by one-person, one-bedroom units occupied by a two-person household, two-
bedroom units occupied by a four-person household, and three-bedroom units occupied by a six-person household.
b. Average Market-Rate rent is based on a rental cost survey of apartment units in Newport Beach conducted in 2012. See Table H27.
Resources for Preservation
The types of resources available for preserving at-risk units fall into three categories:
1. Financial resources available to purchase or subsidize existing units or develop replacement
units
2. Entities with the interest and ability to purchase/manage the units at risk
FINANCIAL RESOURCES: The following summarizes financial resources available to the City for
preservation of assisted, multi-family rental housing units.
■ Community Development Block Grant (CDBG)—The City is programmed to receive
approximately $1,750,000 during the next 5 years. This program is intended to enhance and
preserve the City’s affordable housing stock. CDBG funds are awarded to the City on a formula
basis for housing activities. Approximately, $200,000 per year in CDBG funds are used to repay
a 20-year Section 108 loan which was used to provide public facilities improvements projects to
revitalize the low/moderate-income Balboa Peninsula neighborhoods.
■ Affordable Housing Fund—The City has collected in-lieu fees from various development
projects since 1997, which are deposited into the City’s Affordable Housing Fund. The City is
also projected to have a fund balance of $4.5 million by fiscal year 2014, from previously
approved projects subject to the inclusionary ordinance. Because the Fund is a local housing
resource, the City has a large degree of flexibility for use of the funds. The Affordable Housing
Fund monies shall be used in compliance with the General Plan Housing Element to construct,
rehabilitate, or subsidize affordable housing or assist other governmental entities, private
organizations or individuals to provide or preserve affordable housing. A $135,000 grant from
the Affordable Housing Fund allocated to Seaview Lutheran Plaza in 2009 is an example of
how this Fund can successfully be used to preserve at-risk housing in the City. Through this
grant, 50 very-low income and 50 extremely low-income units were preserved for a period of 30
years (March 2039).
■ Section 202—Provides grant to nonprofit developers for supportive housing for seniors.
Eligible activities include acquisition, rehabilitation, new construction, and rental assistance.
■ California Housing Finance Agency (CHFA) Multiple Rental Housing Programs—This
state program provides below market rate financing to builders and developers of multiple-
family and senior rental housing. Tax exempt bonds provide below market mortgage money.
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Eligible activities include new construction, rehabilitation, and acquisition of properties with 20
to 150 units.
■ Low Income Housing Tax Credit (LIHTC)—This state program provides tax credits to
individuals and corporations that invest in low-income rental housing. Tax credits are sold to
corporations and people with high tax liability and proceeds are used to create housing. Eligible
activities include new construction, rehabilitation, and acquisition.
■ California Community Reinvestment Corporation (CCRC)—This private, nonprofit
mortgage banking consortium provides long-term debt financing for affordable multi-family
rental housing. Eligible activities include new construction, rehabilitation, and acquisition.
ADMINISTRATIVE RESOURCES: An alternative to providing subsidies to private for-profit
owners to maintain units as low-income housing is for public or nonprofit agencies to acquire or
construct housing units to replace “at-risk” units lost to conversion. The City can explore prioritizing
tenants that have lost their unit or rent subsidy in these at-risk buildings for inclusion in new projects
funding by the City. The following housing development corporations are active in developing
affordable housing in Newport Beach and Orange County:
■ Related Companies of California has developed and preserved over 6,000 units of housing in
California. Related Companies of California constructed the affordable Bayview Landing
project in 2004. In addition to construction, Related Companies of California is also
experienced with the preservation and management of at-risk properties.
■ Jamboree Housing is an active nonprofit housing developer that has constructed over 7,000 new
affordable senior, family, and special needs housing units throughout California. They also
preserve existing affordable housing units through acquisition and rehabilitation. Jamboree also
provides on-site social services with many of its affordable and special needs projects. Jamboree
Housing has recently developments projects in the cities of Brea, Irvine, and Long Beach.
■ National Community Renaissance (National CORE) includes National Community Renaissance of
California (formerly So Cal Housing), National Housing Development Corporation (formerly
NHDC), and Hope Through Housing Foundation. Together, the combined nonprofit entity
now operates over affordable 9,500 apartments in the United States. Programs include
construction, acquisition, rehabilitation, job education and training, adult education and literacy,
senior services, and after-school youth programs.
■ Olson Company—a local, for-profit developer, the Olson Company is experienced in developing
multi-family, mixed-use, and affordable work-force housing units. Recent affordable projects
have occurred in the cities of Pasadena, Cerritos and Fullerton.
■ The Irvine Company—one of the largest land developers in Orange County, The Irvine Company
owns and manages 106 apartment projects located throughout Orange County, Los Angeles,
San Diego, and Silicon Valley. Affordable rental units are located at approximately 39 of these
projects including inclusionary housing units, HUD-Funded Programs, and Section 8 units. The
Irvine Company owns several apartment complexes within Newport Beach.
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POPULATION AND HOUSING PROJECTIONS
According to the US Census, the population of Newport Beach in 2010 was 85,186 residents.
Updated information from the State Department of Finance estimates the population in 2012 to be
85,990. Pursuant to the updated General Plan, ultimate residential capacity within the City of Newport
Beach will be 49,968 dwelling units, including the Newport Coast area. Future residential growth will
largely occur through infill development and reuse of existing and obsolete land uses. As discussed in
greater detail later in the document, the key sites for future growth include the Airport Area, Newport
Center, Banning Ranch, West Newport Mesa, and the Balboa Peninsula area.
According to the California State Fullerton Center for Demographic Research projections, the
population of Newport Beach is anticipated to grow steadily over the next several years, increasing to
90,261 residents by 2035.
Tables H14 and Table H15 were created to demonstrate housing and population trends based on past
State Department of Finance estimates. These estimates are supplemented with housing unit and
population projections based on estimates of actual construction. Estimates are for 2000 to 2012.
Table H14 Population Trends, 2000–2012
Year Total Population Household Population Group Quarters*
2000 75,627 74,906 721
2005 83,120 82,180 940
2006 83,503 82,563 940
2007 83,631 82,691 940
2008 84,231 83,291 940
2009 86,252 85312 940
2010 85,186 84,784 402
2011 85,367 84,965 402
2012 85,990 85,588 402
SOURCES: State Department of Finance 2007,2009, 2012 Population Research Unit
* A group quarters is a place where people live or stay, in a group living arrangement that is owned or managed by an entity or organization providing housing
and/or services for the residents.
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Table H15 Housing Trends, 2000-2012
Year
Total # of
Units
Dwelling Unit Type
Occupied
Units
Percent
Vacant
Pop/
Household
Single
Family 2–4 5+
Mobile
Homes
2000 37,567 21,747 5,743 9,130 947 33,255 11.48% 2.252
2005 42,143 26,804 5,475 9,721 863 37,545 10.91% 2.19
2007 42,580 26,352 5,520 9,845 863 37,950 10.87% 2.18
2008 42,711 26,433 5,570 9,845 863 38,067 10.87% 2.19
2009 43,477 26,607 5,587 10,420 863 38,750 10.87% 2.2
2010 44,193 27,117 5,125 10,777 1,174 38,751 12.31% 2.2
2011 44,206 27,132 5,123 10,777 1,174 38,762 12.32% 2.2
2012 44,219 27,146 5,122 10,777 1,174 38,773 12.32% 2.2
SOURCES: State Department of Finance 2007, 2009, 2012 Population Research Unit
POPULATION GROWTH
The City’s rate of population growth exceeded the County rate of population growth through 1950
(Table H16). From 1950 until 2010 the City’s proportionate gain in population has been substantially
less than that of the County. Annexations of the West Newport Triangle in 1980, a portion of Santa
Ana Heights in 1987, and construction of large housing developments helped to increase City
population 6.5 percent between 1980 and 1990. Construction of housing developments contributed to
an increase of City population of 13.5 percent between 1990 and 2000. Between 2000 and 2010 the
City’s 12.5 percent gain was larger than the County’s 5.8 percent gain. These population increases
were generally due to intensification of land uses and annexation of the Newport Coast and Santa Ana
Heights areas. Past and future populations of both Orange County and Newport Beach are presented
below. Newport Beach population will continue to constitute a decreasing percentage of the County
population.
The County population is projected to increase by 12.9 percent between 2010 and 2030. The City of
Newport Beach population is projected to increase by a slower rate of 7.6 percent during the same
time period.
The average household size in 1970 was 2.6; the 1980 Census reported an average household size of
2.2 (Table H17). Between 1980 and 1990, this rate increased to 2.3 persons per unit. The decrease in
average persons per household between 1970 and 1980 and the increase in average persons per
household between 1980 and 1990 are shown below. From 1990 through 2010 the average persons
per household indicates a plateau with little to no changes. These trends are consistent with the trend
in Orange County.
Reduction in household size in Newport Beach since 1970 has been the result of increased numbers
of persons 65 years of age and older and reduced numbers of child-rearing households and child
population in the City Table H18 further indicates a general aging of the population of the City
between 2000 and 2010.
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Table H16 Population Growth, Orange County and Newport Beach, 1910–2030
Orange County Newport Beach City Population as a
% of County Population Population Growth Rate Population Growth Rate
1910 34,436 445 1.3%
1920 61,375 78.2% 894 101% 1.5%
1930 118,674 93.4% 2,203 146.4% 1.8%
1940 130,760 10.2% 4,438 101.4% 3.4%
1950 216,224 65.4% 12,120 173.1% 5.6%
1960 703,925 225.6% 26,565 119.2% 3.8%
1970 1,420,386 101.8% 49,442 86.1% 3.5%
1980 1,932,709 36.1% 62,556 26.5% 3.2%
1990 2,410,556 24.7% 66,643 6.5% 2.8%
2000 2,846,289 18.1% 75,662 13.5% 2.4%
2010 3,010,232 5.8% 85,186 12.5% 2.8%
2020* 3,266,107
8.5% 88,722 5.5% 2.7%
2030* 3,410,773
4.4% 90,602 2.1% 2.7%
SOURCES: U.S. Census of Population and Housing
* California Department of Finance 2012
Table H17 Persons per Occupied Unit, 1970–2010
Area 1970 1980 1990 2000 2010
Newport Beach 2.6 2.2 2.3 2.2 2.2
Orange County 3.2 2.7 3.1 3.1 3
SOURCES: 1990, 2000, 2010 U.S. Census
Orange County Progress Report 2000
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Table H18 Population by Age,
City of Newport Beach, 1970–2010
Year
Age
<5 5–13 14–17 18–34 35–64 65+
1970 2,343 6,434 3,799 13,389 18,602 4,859
% of Total 4.7% 13% 7.7% 27.1% 37.6% 9.8%
1976 1,835 6,460 4,270 19,169 24,934 6,240
% of Total 2.9% 10.3% 6.8% 30.5% 39.6% 9.9%
1980 1,663 5,135 3,843 19,342 25,285 7,288
% of Total 2.7% 8.2% 6.1% 30.9% 40.4% 11.7%
1990 2,578 4,115 2,197 19,573 27,862 10,318
% of Total 3.9% 6.2% 3.3% 29.4% 41.8% 15.5%
2000 2,941 5,890 2,291 16,245 30,457 12,198
% of Total 4.2% 8.4% 3.3% 23.1% 43.5% 17.4%
2010 3,249 8,652 (5-14) 4,265 (15-19) 16,871 (20-34) 35,987 16,162
% of Total 3.8% 10.2% 5% 19.8% 42.2% 18.9%
SOURCES: 1970, 1980, 1990, 2000, and 2010 U.S. Census and 1976 Special Census for Newport Beach
Percentages may not add to 100% due to independent rounding.
More recent data displays several population trends within Newport Beach. One of the most notable
issues was that the City’s senior population (age 65+) remains a significant proportion of the City’s
population and continues to grow, comprising almost 19 percent in 2010. In comparison, the
County’s senior population is only 11.6 percent of the County’s total population. Another significant
population in the City is children under 19 years, which is composed of approximately 20 percent of
all residents. This trend is generally consistent with the County’s population of children under 19
years, which is approximately 27.5 percent of all County residents.
The City is served by the Newport Mesa Unified School District (NMUSD), Laguna Beach Unified
School District (LBUSD), and the Santa Ana Unified School District (SAUSD). Information on
Newport Beach resident public school enrollment is provided in Table H19. NMUSD serves the
majority of the City. This data does not include private school enrollment or children that are home-
schooled.
Table H19 Public School Enrollment
NMUSD LBUSD SAUSD
11/12 12/13 11/12 12/13 11/12 12/13
N.B. All N.B. All N.B. All N.B. All N.B. ALL N.B. All
K to 8 6,356 14,862 6,423 14,975 72 2,023 77 2,054 3 40,269 2 40,444
9 to 12 4,019 6,757 3,998 6,874 26 997 22 990 1 16,981 1 16,966
Total 10,375 21,619 10,421 21,849 98 3,020 99 3,044 4 57,250 3 57,410
SOURCES: Newport-Mesa Unified School District , Laguna Beach Unified School District, Santa Ana Unified School District
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HOUSEHOLD CHARACTERISTICS
Ethnicity
The following information is based on the most recent information (2010 Census of Population and
Housing) available for the City. As shown in Table H20, the City of Newport Beach gradually
continues to be become more racially and ethnically diverse. Persons who classified themselves as
white in 2000 comprised 88.3 percent of the City population and decreased in 2010 to 82.3 percent.
Those classifying themselves as Hispanic in 2000 comprised 4.5 percent of the City population; in
2010 that increased to 7.2 percent. Similarly, those classifying themselves as Asian in 2000 comprised
4.7 percent of the City population; in 2010 that increased to 7.0 percent. The percentage of the City
population who identified themselves as African American in 2000 was 0.5 percent; in 2010 this
increased to 0.7 percent. Table H21 shows the 2000 and 2010 racial and ethnic composition of
Newport Beach. Comparative figures for Orange County are also provided.
Table H20 Racial and Ethnic Composition,
Newport Beach and Orange County, 2010
Race and Ethnicity Year
City of Newport Beach County of Orange
Number Percent Number Percent
Non-Hispanic White 2000
2010
66,820
70,142
88.3%
82.3%
1,458,978
1,328,499
51.3%
44.1%
African American 2000
2010
376
571
0.5%
0.7%
42,639
44,000
1.5%
1.5%
Asian 2000
2010
3,526
5,925
4.7%
7.0%
383,810
532,477
13.5%
17.7%
Hispanic 2000
2010
3,511
6,174
4.6%
7.2%
875,579
1,012,973
30.8%
33.7%
Other 2000
2010
1,429
2,374
1.9%
2.8%
85,283
92,283
3%
3.1%
Total 2000
2010
75,662
85,186
100%
100%
2,846,289
3,010,232
100%
100%
SOURCES: U.S. Census 2000 and 2010
Numbers are rounded to nearest decimal place and may not add up to 100%
Household Incomes
An important component of housing affordability is household income. Upper income households
have discretionary income to spend on housing; lower- and moderate-income households are more
limited in terms of housing they can afford. Median household income in Newport Beach historically
has been greater than that of Orange County. In 2000, the City median household income was
41.8 percent higher than the County median income (Table H21). In 2010, the City median household
income dropped slightly to 37 percent higher than the County median.
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Table H21 Median Household Incomes (1990–2010),
Orange County and Newport Beach
Year Orange County Newport Beach (% of County)
1990 $45,922 $60,374 (+31.5%)
2000 $58,820 $83,455 (+41.8%)
2010 $70,880 $97,140 (+37%)
SOURCE: U.S. Census 1990, 2000 , 2010
In discussing affordable housing, it is important to identify the income levels associated with labels
such as “very low,” “low,” or “moderate” income. These are defined as annual household incomes
not exceeding a percentage of the median family income identified annually by the Department of
Housing and Urban Development (HUD) for the Orange County area, which was $85,300 for a four-
person household in 2012.
For planning and funding purposes, the State Department of Housing and Community Development
(HCD) categorizes households into four income groups based on the County area median income
(AMI):
■ Very Low-Income—up to 50 percent of County area median income (Extremely Low-Income is a
subset of very low-income and is defined as annual income not exceeding 30 percent of the
County area median income)
■ Low-Income—51–80 percent of County area median income
■ Moderate-Income—81 percent to 120 percent of County area median income
■ Above Moderate-Income—above 120 percent of the County area median income
Income by Household Type and Tenure
Comprehensive Housing Affordability Strategy (CHAS) data from the 2005-2009 American
Community Survey developed by the Department of Housing and Urban Development (HUD) is
used to provide an overview of income distribution by household type and tenure in Newport Beach.
According to HUD data, 27 percent of the City’s total households were lower-income (0 to 80
percent AMI). More specifically, 8.6 percent of the City’s total households were Extremely Low-
Income (0–30 percent AMI), 7.4 percent were Very Low-Income (31 to 50 percent AMI), and
approximately 11 percent were Low-Income (51–80 percent AMI). The remaining 73 percent of the
households were Moderate- and Above Moderate-Income with incomes above 80 percent of the
median (Table H22).
Certain groups had higher proportions of lower-income households. As shown in Table H22, senior
(age 62+) renter households had significantly higher proportions of lower-income households than
any other household type. Approximately 55 percent of all senior renter households and 30.3 percent
of senior owner households earned lower-income levels (earned less than 80 percent of AMI).
Although according to CHAS data, only 400 large family renter households were located within the
community, among these households, 36.3 percent earned less than 80 percent of the AMI and 15.8
percent of large family owner households earned lower-income levels.
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Table H22 Household Income Profile by Household Type
Newport Beach
Households
Renters Owners
Total
Households
Senior
(age
62+)
Small
Families
Large
Families
(5+
persons)
Total
Renters
Senior
(age
62+)
Small
Families
Large
Families
(5+
persons)
Total
Owners
Extremely Low
Income
(0–30% AMI)
465 290 40 1,835 690 165 70 1,230 3,065
Cost Burden
>30% 340 250 40 1,600 625 165 70 1,120 2,720
Very Low Income
(31–50% AMI)* 425 320 40 1,375 930 105 45 1,250 2,625
Cost Burden
>30% 370 250 40 1,225 585 105 20 855 2,080
Low Income
(51–80% AMI) 330 450 65 2,085 965 455 110 1,810 3,895
Cost Burden
>30% 310 290 10 1,610 425 355 55 980 2,590
Moderate and
Above Moderate
Income
(81%+ AMI)
1,005 2,920 255 9,920 5,960 6,610 1,195 16,060 25,985
Cost Burden
>30% 370 410 60 1,645 1,200 2,155 585 4,955 6,600
Total 2,225 3,980 400 15,215 8,545 7,335 1,420 20,350 35,570
Cost Burden
>30% 1,390 1,200 150 6,080 2,835 2,780 730 7,910 13,990
SOURCE: 2005-2009 HUD CHAS Data based on 2005-2009 ACS
For planning purposes, the U.S. Department of Housing and Urban Development (HUD) uses Census data to develop special tabulations by HUD income
group and special needs category. This data set is collectively known as the Comprehensive Housing Affordability Strategy (CHAS).
Housing Cost Burden
Housing cost burden occurs when the cost of a desired unit is greater than the monthly affordable
rent or mortgage payment for that household. According to the 2005-2009 CHAS data, 39 percent of
Newport Beach home owners and 40 percent of renter households had a housing cost burden (paying
more than 30 percent of income on housing). This translates into 6,080 renter households and 7,910
owner households in the community.
Housing Costs
Affordability is determined by comparing the cost of housing to the income of local households. If
the costs are high relative to the incomes, housing problems such as overcrowding and cost burden
are more likely to occur. This section details the costs of housing in Newport Beach and examines the
overall affordability of housing within the City.
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Housing Sales Prices
County median home prices have reduced approximately 30 percent since the home prices peaked in
June of 2007. However, home prices are increasing and remain high in Newport Beach compared
with other cities in the County. According to DataQuick Information Systems, the median price of all
homes and condominiums sold in 2011 in Newport Beach was $1,611,000 in Newport Coast,
$1,387,500 in Corona del Mar, and $1,000,000 for the remaining parts of the City. On average, home
prices in Newport Beach were the highest in the County, followed by $1,100,000 in Laguna Beach.
Median home prices in other neighboring cities were $505,000 in Huntington Beach, $460,000 in
Costa Mesa, and $540,250 in Irvine. The County median home price was $422,000.
As the sales data for homes in Newport Beach by Zip Code in November 2012 in Table H23 shows,
housing prices in Newport Beach vary substantially by geographic area. The median price for single-
family homes and condos ranges from $880,000 in Zip Code 92663 to $2,325,000 in Zip Code 92657.
Table H23 Single-Family and Condominium Home
Sales, November 2012
Zip Code Number of Sales Median Price
Homes
92625 23 $1,560,000
92660 49 $982,500
92661 11 $1,335,000
92662 3 $1,930,000
92663 32 $880,000
92657 26 $2,325,000
SOURCE: DataQuick, November 2012
Rental Costs
A survey of apartment units was conducted in November 2012 (Table H24). As shown, the average
rental price for apartments in Newport Beach ranges from $1,168 for a studio unit and up to $2,857
for a three-bedroom unit.
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Table H24 Survey of Apartment Rental Listings in Newport Beach, 2012
Apartment Complex Studio One Bedroom Two Bedroom Three Bedroom
Baypointe — $2,020 $2,385 —
Bayport — $1,760 $2,090 —
Bayview — — $2,155 $2,775
Baywood — $1,755 $2,060 $2,510
Mariner’s Square — $2,020 $2,390 $2,585
Newport Bluffs $1,650 $1,930 $2,295 $3,185
Newport North $1,685 $1,670 $1,850 —
Promontory Point — $2,365 $2,480 —
The Colony — — $3,230 —
Newport Ridge — $2,085 $2,415 —
Coronado at Newport $1,168 $1,383 $1,806 —
Fairway at Big Canyon — $2,420 $2,588 $3,231
Average $1,501 $1,941 $2,312 $2,857
Low $1,168 $1,383 $1,806 $2510
High $1,685 $2,420 $3,230 $3,231
SOURCE: Planning Division, November 2012
Ten mobile home parks are located within the community, with some of the units available as rental
units. Discussion with management staff at some of the parks indicate that the rental rates for these
units range significantly, from $675 up to $4,200 depending on the size and quality of the units and
the location of the park within the community (Table H25).
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Table H25 Mobile Home Parks
Mobile Home Park (Site Address) Total # of Spaces Rent/Month ($)
Bayside Village
300 East Coast Highway 270 $1,750–$3,590
Beach and Bay
7204 W. Coast Highway 47 Current information unavailable
Cannery Village
700 Lido Park Drive (replaced with manufactured homes) 34 $1,950-3,800
Ebb Tide
1560 Placentia Avenue 86 $900-$1,300
Newport Sands
7000 W. Coast Highway 12 $1,367-$2,525
Harbor
1535 Superior Avenue 37 $675
Lido Peninsula Resort
710 Lido Park Drive 214 $1,595–$4,200
Marina Park*
1770 W. Balboa Blvd. 58 $1,500–$1,800
Newport Terrace
824 W. 15th St. 56 $1,000 plus utilities (ownership only)
Seacliffe Mobile Park**
890 West 15th Street 119 $1,400-$1,595
TOTAL(S): 10 Parks 933 $675–$4,200
SOURCE: Personal communication with managers of Mobile Home Parks. February 2013
*scheduled for closure
** Approved for closure but remaining open per personal communication with manager February 2013
Housing Affordability
The costs of home ownership and renting can be compared to a household’s ability to pay for
housing, based on the 2012 HUD median income of $85,300 for Orange County and current market
prices in Newport Beach (Table H26). While the median household income in Newport Beach is
higher than the County, a significant number of households in the City earn lower income levels.
Specifically, 27 percent of households earned lower incomes (below 80 percent Orange County
median household incomes). In addition, senior and large family renter households had higher
proportions of lower income levels than any other household type, indicating that finding affordable,
adequately sized housing is difficult for these households.
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Table H26 Housing Affordability Orange County 2012
Income Group Annual Income a
Maximum Affordable
Rental Payment b
Estimated Maximum
Affordable Purchase Price c
Extremely Low
1 person household $20,250 $506.25 $60,750
2 person household $23,150 $578.75 $69,450
4 person household $28,900 $722.50 $86,700
6 person household $33,550 $838.75 $100,650
Very Low
1 person household $33,750 $843.75 $101,250
2 person household $38,550 $963.75 $115,650
4 person household $48,150 $1,203.75 $144,450
6 person household $55,900 $1,397.50 $167,700
Low
1 person household $53,950 $1,348.75 $161,850
2 person household $61,650 $1,541.25 $184,950
4 person household $77,050 $1,926.5 $231,150
6 person household $89,400 $2,235 $268,200
Moderate
1 person household $71,650 $1,791.25 $214,950
2 person household $81,900 $2,047.50 $245,700
4 person household $102,350 $2,558.75 $307,050
6 person household $118,750 $2,968.75 $356,250
a. Based on HUD/HCD 2012 Income Limits
b. Calculated as 30% of income, divided by 12 months
c. Calculated as no more than three times the buyer’s income
■ Moderate-Income Households—Moderate-income households earn 81 to 120 percent of the
County’s median household income. At 120 percent of the County’s median income, moderate-
income households are unable to afford any of the condominiums or single family homes sold
in the City at current prices. With a maximum affordable rent payment of $1,791.25 to
$2,968.75 per month, moderate-income households can afford the price of most of the market-
rate rental units in the City listed in Table H26 and the affordable housing in the community
listed in Table H12.
■ Low-Income Households—Low-income households earn between 51 to 80 percent of the County’s
median household income. At 80 percent of the County’s median income, low-income
households are unable to afford any of the homes sold within the City and are limited to the
rental market in Newport Beach. However, low-income households can only afford the rent of
the affordable housing units in the community listed in Table H12, with the exception of a very
limited amount of market-rate studios, one-bedroom apartment units, and some of the mobile
home units for rent. Due to the limited supply of affordable housing units in the City, low-
income households may have difficulty obtaining larger affordable rental units and often are
subject to waiting lists. As a result, many low-income households within the City experience a
housing cost burden greater than 30 percent of their annual income.
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■ Very Low–Income and Extremely Low–Income Households—Extremely low- and very low-income
households earn 50 percent or less than the County’s median family income and are also unable
to purchase any market-rate homes or rent any market-rate apartment units in Newport Beach.
Affordable/assisted units in the community are affordable to these households; however, due
to the limited supply of affordable housing units in the City, these households may have
difficulty obtaining affordable rental units and are often subject to waiting lists. As a result,
many of these households within the City experience a housing cost burden greater than 30
percent of their annual income.
Overcrowding
A housing unit that is occupied by more than one person per room (excluding kitchens, bathrooms,
hallways, and porches) is defined by U.S. Department of Housing and Urban Development (HUD) as
being overcrowded. A housing unit with more than 1.5 persons per room is considered to be severely
overcrowded. The substantial reduction in the average household size in the City of Newport Beach
in the last third of the twentieth century indicates the majority of City households are not
overcrowded in terms of persons per dwelling unit.
The 2007-2011 American Community Survey data indicates that in Newport Beach, 90 (0.24 percent)
owner-occupied units and 370 (2.2 percent) renter-occupied units included more than one person per
room and are considered overcrowded. A total of 11 (less than 1 percent) owner-occupied units and
155 ( 1.1 percent) renter-occupied units were severely overcrowded with more than 1.5 persons per
room. According to the 2007-2011 American Community Survey data, within Orange County as a
whole, overcrowding rates are considerably higher compared to the City: Countywide 24,871 (4.2
Percent) owner-occupied units and 67,485 (17.2 percent) renter-occupied units included more than
1.01 persons per room and are considered overcrowded. Approximately 6,718 (1.1 percent) owner-
occupied units and 27,909 (7.1 percent) renter-occupied units were severely overcrowded.
EMPLOYMENT TRENDS AND PROJECTIONS
A comparison of employment by industry between 2000 and 2010 is illustrated in Table H27.
Employment has increased approximately 10 percent. The 2006-2010 U.S. Census American
Community Survey estimates the total labor force among the Newport Beach population in 2010 was
46,135, of whom 44,109 were employed. Labor force is defined as the number of people 16 years of
age and older (who reside within the City of Newport Beach) that are employed or are seeking
employment.
The 2006-2010 U.S. Census American Community Survey estimates that the top eight industries
within the City’s labor market were as follows: professional services (8,985); finance, insurance and
real estate (8,075); educational services and health care (7,223); retail trade (4,425); manufacturing
(3,507); arts, entertainment, recreation, and food services (3,362); construction (2,123); and wholesale
trade (2,058). The proportional diversification of industries has not changed significantly since 2000.
There was a slight increase in the proportion of jobs related to professional services and financial,
insurance, and real estate; conversely, there was a slight reduction in the proportion of jobs related to
manufacturing and wholesales trade.
Newport Beach serves as a large employment center within the community and the County, including
professional occupations associated with major office centers located within Newport Center and the
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Airport Area as well as medical and research jobs associated within Hoag Hospital within the West
Newport Mesa area. As a beachfront community, tourism is also a key component of Newport
Beach’s economy and lifestyle. As such, a number of jobs within the community are within the service
sector. While many of the industries providing the largest number of jobs consist of higher paid
occupations such as jobs within the professional, scientific and portions of the healthcare fields, there
are also a number of lower-paid service jobs in the community such as jobs in the retail and food
services. Most of these workers likely commute from places outside the City.
Table H28 presents the median salary by industry in 2010 for Newport Beach and Orange County.
Overall, salaries were significantly higher in Newport Beach compared to Orange County, $81,647
and $50,410 respectively.
Table H27 Employment by Industry 2000-2010
Industry
Newport Beach
Orange
County
2000a 2010b 2010b
Number
Percent of
All Jobs
Number Percent of
All Jobs
Percent of
All Jobs
Agriculture, Forestry, Fishing & Mining 41 0.1 153 0.3 0.5
Construction 1,959 4.9 2,123 4.8 6.6
Manufacturing 4,054 10.2 3,507 8.0 13.7
Wholesale Trade 2,097 5.3 2,058 4.7 4.1
Retail Trade 3,824 9.6 4,425 10.0 10.8
Transportation & Utilities 965 2.4 829 1.9 3.5
Information 1,442 3.6 1,075 2.4 2.2
Finance, Insurance & Real Estate 6,593 16.6 8,075 18.3 9.3
Professional Services 7,564 19.1 8,985 20.4 13.7
Education, Healthcare, & Social Services 6,372 16.1 7,223 16.4 17.8
Arts, Entertainment, Recreation, Accommodation, & Food 2,776 7.0 3,362 7.6 9.5
Public Administration 707 1.8 983 2.2 3.1
Other Services 1,296 3.3 1,311 3.0 5.2
Total 39,690 100 44,109 100 100
SOURCES:
a. 2000 Census
b. 2010 ACS 5-Year Estimates
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Table H28 Median Earnings by Industry 2010
Industry Newport Beach
Orange County
Agriculture, Forestry, Fishing & Mining $65,871 $28,239
Construction $66,705 $47,736
Manufacturing $98,681 $51,828
Wholesale Trade $104,375 $53,122
Retail Trade $62,609 $38,337
Transportation & Utilities $59,263 $53,364
Information $70,528 $64,104
Finance, Insurance & Real Estate $99,635 $61,165
Professional Services $89,327 $58,498
Education, Healthcare, & Social
Services $91,349 $52,149
Arts, Entertainment, Recreation,
Accommodation, & Food $34,453 $27,401
Public Administration $78,611 $71,860
Other Services $44,103 $31,445
SOURCES: 2010 ACS 5-Year Estimates
SPECIAL NEEDS POPULATION GROUPS
Certain segments of the population may have a more difficult time finding decent affordable housing
due to special circumstances. The state of California defines “special needs” households as seniors,
disabled persons (including developmental disabilities), large families, female-headed households, farm
workers, and the homeless. This Housing Element has included students in the “special needs”
population.
Data from the 2010 Census of Population and Housing indicate the “special needs” population in
Newport Beach most in need of affordable housing is senior citizens (those at least 65 years of age). A
large percentage of Newport Beach senior citizens in 2010 had a work disability with a mobility or
self-care limitation.
Students
Students attending the University of California, Irvine (UCI) or Orange Coast College (OCC) in Costa
Mesa also reside in Newport Beach. The Student Housing Offices provide information to students on
locating housing but students do not necessarily obtain housing through the offices. Also, Student
Housing Offices have no way of tracking residences of students. The University of California, Irvine
Housing Office conducts its services via an on-line website which provides general information on
current housing listings to assist students in finding off-campus housing within the Orange County
area. This information includes rental rates in Irvine, Newport Beach, Costa Mesa, and surrounding
communities. Rental information specific to Newport Beach was not available. That study was based
on number of rooms and made no distinction between apartments and homes. Rents then ranged
from $1,050 per month for a studio, to $3,000 per month for a three-bedroom, two-bath unit
(Table H29):
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Table H29 UCI Off-Campus Housing Office
Housing Costs for Irvine, Newport Beach, and Surrounding
Communities, 2012
Housing Type Cost
Studio–1 bedroom, 1 bath $1,050–$1,168
2 bedrooms, 1 bath $1,800–$2,700
3 bedrooms, 2 bath $2,250-$3,000
SOURCE: Anteater Housing Network Off-campus http://offcampus.housing.uci.edu/
Persons with Disabilities
According to the 2009-2011 American Community Survey, 6,194 persons in Newport Beach had a
disability, comprising approximately 7.3 percent of the population 5 years and older. Disabilities are
defined as mental, physical, or health conditions that last over 6 months. The proportion of
individuals with disabilities increases with age. Approximately 3.6 percent of children and adolescents
aged 5 to 17 had a disability, 4.1 percent of adults aged 18 to 64 and 23.3 percent of seniors.
The most prevalent public need for persons with disabilities is access to public places, housing and
facilities.
Mobility impaired individuals require special housing or structural needs. These include, but are not
limited to, wheelchair ramps, widened doorways, grab bars, and access ramps. Certain individuals may
require housing that has access to health care facilities. From available Census data it is not possible to
determine how many of these disabled persons need housing assistance; however, as of December 21,
2012, a total of 20 of the 127 low-income residents that relied on Section 8 rental assistance vouchers
were reported to be disabled. The City has produced 2 units designed for handicapped occupancy in
one of its rent restricted, financially assisted housing developments. Rental of these two units was
restricted to allow use of Section 8 rental assistance Certificates or Vouchers. These units also are
located in close proximity to the largest concentration of health care facilities within Newport Beach.
Persons with Developmental Disabilities
The term developmental disability refers to a severe and chronic disability that is attributable to a
mental or physical impairment that begins before an individual reaches adulthood. These disabilities
include intellectual disability, cerebral palsy, epilepsy, autism, and disabling conditions closely related
to intellectual disability or requiring similar treatment. The State Department of Developmental
Services (DDS) currently provides community-based services to approximately 266,304 persons with
developmental disabilities and their families through a statewide system of 21 regional centers, four
developmental centers, and two community-based facilities. The Regional Center of Orange County
(RCOC) is one of 21 regional centers in the State of California that provides point of entry to services
for people with developmental disabilities. The RCOC is a private, non-profit community agency that
contracts with local businesses to offer a wide range of services to individuals with developmental
disabilities and their families.
Any resident of Orange County who has a developmental disability that originated before age 18 is
eligible for services. Services are offered to people with developmental disabilities based on Individual
Program Plans and may include: Adult day programs; advocacy; assessment/consultation; behavior
management programs; diagnosis and evaluation; independent living services; infant development
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programs; information and referrals; mobility training; prenatal diagnosis; residential care; respite care;
physical and occupational therapy; transportation; consumer, family vendor training; and vocational
training. RCOC also coordinates the state-mandated Early Start program, which provides services for
children under age three who have or are at substantial risk of having a developmental disability.
According to the RCOC, as of December 2012, they serve between 17,500 and 18,000 individuals. Of
those individuals, a total of 157 individuals currently reside in Newport Beach with more than half of
them (87) under the age of 15, based on information provided by the RCOC.
Female Head of Household
Single-parent households often require special consideration and assistance as a result of their greater
need for affordable housing, accessible and affordable day care, health care, and other supportive
services. Female-headed households with children in particular, tend to have significantly lower
incomes, lower rate of homeownership, and higher poverty levels than other types of households.
Data from the 2006-2010 U.S. Census American Community Survey estimates that there were 2,309
female-headed households with children under 18 years of age in Newport Beach. The data also
revealed that 12.7 percent of these female-headed households with children were living below the
poverty level1. However, the extent of poverty experienced by female-headed families in Newport
Beach was significantly lower than the countywide rate of 24.4 percent.
Seniors
In 2010, the fastest growing segment of the County population was older adults (ages 65 and older).
Federal regulations stipulate senior citizens are presumed to have “presumptive benefit” for Americans
with Disabilities Act mandated provisions. Additionally, special housing needs of many senior persons
result from lower, fixed incomes, physical disabilities, and dependence needs.
Since 1960, the senior population in Newport Beach has grown steadily, and there is no indication of
this trend reversing. According to the 2010 Census, 16,162 persons in Newport Beach were aged 65
years and older representing 19 percent of the City’s population. The percentage of older persons in
the City is large compared to the region. In 2010, 11.6 percent of Orange County residents were 65
years of age or older. Due to aging “baby boomers,” the 65 years and older age group has been,
proportionately, the fastest growing segment of the total population in the previous two decades. The
number of seniors can be expected to increase as persons between the ages of 35 and 64 continue to
mature.
Many senior persons residing in Newport Beach are long-time residents. However, many others have
arrived more recently to pursue a retirement lifestyle suited to the area’s attractive locale. Those
persons in the latter category generally are well-housed because their housing arrangement was chosen
to match their retirement lifestyle and financial situation. Persons in the former category are more
often living in houses purchased before real estate prices increased dramatically. Many of these
individuals today would be unable to afford the house in which they are currently living. Furthermore,
these homes may no longer match their housing needs regarding space, maintenance, and proximity
to community facilities. Thus, persons living on low, fixed incomes may be “house rich” in terms of
1 Census Bureau uses a set of money income thresholds that vary by family size and composition to determine who
is in poverty. The 2012 poverty level for a four-person household is an annual income of $23,550 or less.
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accumulated equity in their homes, but poorly served by the housing unit itself. In such cases, senior
residents may retain their houses only because they wish to remain in the community. Alternative
living arrangements in the community, such as smaller units close to commercial and transportation
facilities with some congregate services, would better serve the housing needs of this population
segment.
According to the Housing and Urban Development (HUD) 2005-2009 CHAS data, of the 10,770
senior households (ages 62+) in the City of Newport Beach, 8,545 were owner-occupied and 2,225
were rental. These households represented 30.3 percent of the total households in the City. Of the
senior renter occupied households, 62.5 percent (1,390 persons) and 33.2 percent (2,835 persons) of
senior owner households had problems as defined by HUD2. According to CHAS data, approximately
55 percent of all senior renter households and 30 percent of senior owner households earned lower
income levels (earned less than 80 percent of area median income).
2006-2010 U.S. Census American Community Survey estimates that 4.3 percent of senior persons in
the City were living below the federally established poverty line. Escalating housing costs, particularly
in the rental housing market, severely impact housing affordability for the seniors because many of
the seniors live on fixed incomes.
Many senior residents in the City reside in mobile home parks. A number of long-time senior
residents live in older parks developed in the 1950s and 1960s. Others live in mobile home parks close
to the bay that cater to the retirement lifestyle.
Assistance for low-income seniors is a high priority for the City of Newport Beach. Additionally, there
are many social service programs whose clients include seniors in Orange County. These include the
Section 8 “Housing Voucher” programs administered by the Orange County Housing Authority,
Meals on Wheels, and various social service programs provided by and through the City’s OASIS
Senior Center. A more detailed description of these programs is contained in Appendix H1 to this
Housing Element.
Additionally, the Bayview Landing Senior Affordable Housing Project was constructed in 2004. With
the exception of one “managers unit,” all of the 120 units are designated for very low- and low-
income seniors. This project received $1.5 million in funds from the City’s “in-lieu” housing fund
reserves. In addition, the City provided expedited permit processing, partial fee waivers of entitlement
fees and substantial entitlement assistance.
Large Households
Families are defined as groups of persons related by blood, marriage, or adoption. Households
represent all persons living together as groups, whether related or not. The City has identified large
households as five or more persons. Table H30 shows distribution of number of persons per
household as indicated in the 2010 U.S. Census and demonstrates the number of large households in
the City of Newport Beach comprises only five percent of all Newport Beach households.
2 Housing Problems as defined by HUD are as follows: cost burden greater than 30% of income and/or
overcrowding and/or without complete kitchen facilities or plumbing.
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Table H30 Persons per Household
Number of Persons
per Household
Number of
Households Owner Renter
1 12,358 5,313 7,045
2 13,566 8,670 4,896
3 4,265 2,403 1,862
4 3,420 2,524 896
5 1,368 983 385
6 411 313 98
7+ 182 153 29
Total Households 38,570 20,359 15,211
SOURCE: 2010 US Census
Homelessness
Homelessness continues to remain a growing issue in the United States. Factors that contributed to
the increase in homelessness include a lack of housing affordable to low and moderate-income
persons and families, loss of jobs, increases in the number of persons whose incomes fell below the
poverty level, reductions in public subsidies to the poor, and de-institutionalization of the mentally ill.
Homelessness is a regional problem throughout Southern California. Homeless persons and families
exist in every city and populated unincorporated area of Orange County. Due to the lack of accurate
data regarding the homeless population, various organizations, institutions, and agencies often
generate strikingly different estimates of homeless individuals/families.
On October 15, 2007, the state enacted SB 2, which amended State Housing Element Law. This
legislation took effect January 1, 2008, and applies to the City’s Housing Element. This legislation
requires local jurisdictions to strengthen provisions for addressing the housing needs of the homeless,
including the identification a zone or zones where emergency shelters are allowed as a permitted use
without the need for CUP approval. The City also must identify a zone or zones that can
accommodate at least one year-round emergency shelter. As part of the Zoning Code Update in 2010,
the City added emergency shelters as a permitted use without the requirement of a use permit to the
Private Institutions (PI) and Airport-Office (OA) zoning districts.
Housing Element law mandates that municipalities address the special needs of homeless persons
within their jurisdictional boundaries. “Homelessness” as defined by the U.S. Department of Housing
and Urban Development, describes an individual (not imprisoned or otherwise detained) who:
1. Lacks a fixed, regular, and adequate nighttime residence; and
2. Has a primary nighttime residence that is:
A supervised publicly or privately operated shelter designed to provide temporary living
accommodations (including welfare hotels, congregate shelters, and transitional housing for
the mentally ill);
An institution that provides a temporary residence for individuals intended to be
institutionalized; or
A public or private place not designed for, or ordinarily used as, a regular sleeping
accommodation for human beings.
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This definition does not include persons living in substandard housing (unless it has been officially
condemned); persons living in overcrowded housing (e.g., doubled up with others), persons being
discharged from mental health facilities (unless the person was homeless when entering and is
considered to be homeless at discharge), or persons who may be at risk of homelessness (e.g., living
temporarily with family or friends.)
SB 2 requires an analysis of homeless persons and their families including the average number of
persons lacking shelter and, wherever possible, the characteristics of their needs. As local data permits,
a description of homeless population that is mentally ill, developmentally disabled, substance abusers,
and victims of domestic violence, runaway and other homeless subpopulations should be included.
The legislation does not specify how this data is to be collected, only that it should be included if data
is available.
County Information
The County has developed and assists in funding a housing and service delivery system—the
Continuum of Care—that responds to the needs of the region’s homeless. The Orange County
Continuum of Care was established through a community-based process to ensure the region’s
residents and homeless are empowered to effect changes in the existing social services system. For the
past several years, leadership and coordination of Orange County’s Continuum of Care (CoC)
planning process has been the shared responsibility of OC Partnership, 2-1-1 Orange County and the
OC Community Resources. This public-nonprofit partnership helps ensure comprehensive, regional
coordination of efforts and resources to reduce the number of homeless and persons at risk of
homelessness throughout Orange County. This group serves as the regional convener of the year-
round CoC planning process and as a catalyst for the involvement of the public and private agencies
that make-up the regional homeless system of care. This includes an Orange County Housing
Management Information System (HMIS), Annual Housing Assessment Report (AHAR), and a
Point-In-Time Count and Comprehensive Survey every other year consistent with HUD
recommendations. All 34 cities within the County, including Newport Beach, as well as homeless
service and housing providers, and other community groups provide support and participate in
implementing the regional CoC.
According to the Orange County 2011 Homeless Census and Survey and Point-in-Time Count (2011
Survey and Count), there were approximately 6,939 unduplicated persons identified in shelters and on
the streets of Orange County on January 22, 2011. This represents a 17percent decrease (or a decrease
of 1,394 individuals) from the 2009 survey. The 2011 Survey and Count included data collected from
shelter service providers and provided a count of the number of chronically homeless (street
homeless) individuals that typically do not seek shelter. Approximately 24 percent of all homeless
people in Orange County were chronically homeless. It is estimated that on any given day, Orange
County has a chronically homeless population of approximately 1,651 persons. This represents a 56
percent decrease from 3,783 chronically homeless individuals in 2009. In 2011, HUD extended the
definition of chronic homelessness to include families and 19 individuals were found to be in
chronically homeless families.
According to the 2011 Survey and Count, it is estimated that 18,325 unduplicated persons experience
homelessness annually in Orange County, which based on the 2010 Census, represents approximately
0.6 percent of Orange County’s total population of 3,010,232 people. Data showed that a total of 574
homeless families with children under 18 years old were identified, a 19 percent increase from 481
homeless families in 2009. The data also showed that the number of persons in families with children
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in Orange County increased by 124 percent (from 1,377 persons in 2009 to 1,708 persons in 2011).
The most commonly cited cause of homelessness in both the 2009 and 2011 Survey and Count was
job loss.
The 2011 Survey and Count provides valid and useful data; however, the count should be considered
conservative since it is well-known that even with a thorough methodology, many homeless
individuals stay in locations where they cannot be seen or counted and further, many women, families,
and children try to remain hidden for safety. Orange County has a total homeless shelter bed
inventory of 3,832 year-round-beds comprised of 116 emergency shelter beds and 1,664 transitional
shelter beds, and 1,378 permanent supportive housing beds. Additionally there are 907 seasonal
emergency shelter beds. According to the 2010-2015 Orange County Consolidated Plan, there is an
unmet homeless housing need of 4,478 beds for homeless individuals and 81 beds for families with
children. The largest housing gap is for permanent supportive housing and emergency shelters for
individuals. Additionally, the plan reported that there are unmet needs for individuals in the following
categories: seriously mentally ill, veterans, persons with HIV/AIDS (7/69/75); victims of domestic
violence, youth, and chronic substance abusers.
In January 2010, the Orange County Board of Supervisors approved the Draft Orange County Ten-
Year Plan to End Homelessness and a Final Plan was adopted in January 2012. The Commission to
End Homelessness provides oversight and accountability for the implementation of the goals and
strategies. The overarching goal of the plan is to more strategically invest resources for a coordinated,
efficient, and effective system and includes nine main goals: Goal 1-Prevent Homelessness - Ensure
that no one in our community becomes homeless; Goal 2-Outreach to those who are homeless and at
risk of homelessness; Goal 3-Improve the efficacy of the emergency shelter and access system; Goal
4-Make strategic improvements in the transitional housing system; Goal 5-Develop permanent
housing options linked to a range of supportive services; Goal 6-Ensure that people have the right
resources, programs, and services to remain housed; Goal 7-Improve data systems to provide timely,
accurate data that can be used to define the need for housing and related services and to measure
outcomes; Goal 8-Develop the systems and organizational structures to provide oversight and
accountability; Goal 9-Advocate for community support, social policy, and systemic changes necessary
to succeed. Quarterly reports are provided on the status of the Ten-Year Plan and the Commission’s
progress to implement the goals and strategies. The main goals of 2012 were: 1) Continuing the
development of a web-based database to deliver accurate and timely performance, and capacity
information on the Orange County homeless system of care; 2) Engaging the majority of community
stakeholders, primarily service providers, in owning the results of, and actively participating in, the
implementation of the Ten-Year Plan; and 3) Establishing a year-round emergency shelter to replace
the current seasonal Armory Emergency Shelter Program.
Local Need
The regional nature of the homelessness problem makes it challenging for Newport Beach to define
and serve its fair share of the homeless population. With a population of approximately 85,186
residents within the County of Orange (a County with 3 million people and thirty-four municipalities)
Newport Beach does not control either the movement of homeless people across its boundaries or
the county-level resources that are needed to help people leave homelessness. While the Orange
County 2011 Homeless Census and Survey and Point-in-Time Count estimated that 18,325
unduplicated persons experience homelessness annually in the County, this data did not provide
information on homelessness per City.
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The 2010 U.S. Census did not identify any homeless persons in the City of Newport Beach. However,
according to the Newport Beach Police Department, approximately ten to 15 homeless individuals are
visible on a regular basis within the community, particularly around Balboa Peninsula and on Superior
Avenue. The majority of this population is single males. Although the Police Department does not
keep statistics, they note that there tends to be a higher number of homeless people around the beach
areas during the warmer summer months.3
OC Partnership works directly with nearly 200 agencies by serving as a liaison between nonprofits,
local, state, and federal government agencies, and other private and public funding sources. According
to the 2011 Orange County Partnership, Annual Housing Assessment Report, of the 2,667
unduplicated homeless and at-risk clients that have been enrolled in Orange County programs,
14 clients have listed Newport Beach as their last know permanent address.4 (Service providers most
often utilized “last city of residence” as the means to determine a client’s city of residency for
reporting purposes).
To help ascertain the characteristics of the City’s homeless and at-risk population, contact was made
with groups that provide assistance to persons in need of emergency shelter and assistance. The
agencies that provide housing and other services for the homeless in the region include the Orange
County Housing Authority, Serving People In Need (SPIN), Families Forward, Human Options,
Colette’s Children’s Home, and others. Detailed descriptions of services offered by these agencies are
contained in Appendix H1 to this element.
Services provided to the homeless population of Newport Beach are as follows:
■ Serving People In Need (SPIN) operates a housing program for low-income families with
children, Guided Assistance to Permanent Placement Housing Program (GAPP), that provides
initial housing costs, rent to prevent eviction, and proven cost effective case management and
guidance, professional counseling and monitoring which moves the families from unstable
housing and living situations and empowers them to become reliable, self-sufficient
contributors to the community on a permanent basis. SPIN serves between five and six
homeless families and individuals with housing assistance each year in Newport Beach and
between 50 and 60 with various support services. SPIN staff indicated that the need in Orange
County for families with children and individuals has increased due to the economic downturn.
■ Colette’s Children’s Home (CCH) provides shelter for homeless women and children
throughout Orange County. CCH operates seven shelters in Orange County. Since 1998, CCH
has served over 1,400 women and children. CCH indicates that approximately 20 requests have
originated from women and children in Newport Beach.
■ Human Options, which provides housing and services for women and children in Orange
County that deal with the effects of domestic violence, estimates that of the 2,000 persons per
year that receive housing and counseling services, about 40 to 50 are from Newport Beach.
Services provided by Human Options include crisis intervention and individual counseling, legal
advocacy, personal empowerment programs, and parenting education. According to Human
Options, the number of women and children seeking services per year increased in 2009, but
since has been consistently between 40 and 50.5 In the 2011-2012 fiscal year 14 unduplicated
3 Sgt. Evan Sailor. Newport Beach Police Department. December 2012.
4 2011 Orange County Homeless Census and Survey Comprehensive Report.
5 Human Options, Personal Communication. January 2013.
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residents of Newport Beach received services and additionally, 32 residents were
accommodated at the Human Options emergency shelter and transitional shelter.
■ Families Forward, helps families in need achieve and maintain self-sufficiency through food,
housing, counseling, education, and other support services. Families Forward Transitional
Housing Program is a decentralized, service-enriched transitional housing program for Orange
County homeless families with minor-aged children. The program serves homeless families
whose last city of residence was within Orange County. For the 2011-2012 fiscal year, Families
Forward Transitional Housing served 166 clients, four of which are listed as previously living in
Newport Beach. The program anticipates serving 150 clients in the 2012-2013 fiscal year.
■ According to the Orange County Department of Education, which collects data on the number
of youth and homeless children in Orange County, of the 502,195 students enrolled in public
schools (K-12) in Orange County in 2011/12, 28,6256 are defined as homeless. The number of
homeless students breaks down as follows: 26,113 housed in doubled/tripled-up conditions due
to economic hardship (excluding cultural reasons); 1,034 living in shelters; 1,323 living in
hotels/motels; and 155 unsheltered. Of this total number of homeless students, 344 were
enrolled in the Newport-Mesa Unified School District, which serves Newport Beach and Costa
Mesa. Discussion with the Newport-Mesa School District indicates that in the 2012/13 school
year, 255 homeless children were enrolled in the Newport-Mesa Unified school district and
approximately 42 (16 percent) of these students are enrolled in Newport Beach schools.
Based on the service records provided by agencies that provide housing and other services for the
homeless in Newport Beach, and conversations with Newport Beach Police Department and
Newport-Mesa School District, an annual estimate of 133 homeless persons from Newport Beach
utilize emergency shelters or services over the course of one year. It should be noted that this is a
conservatively high estimate in that a number of the individuals may be receiving assistance from
multiple service providers, and therefore, may be counted more than once.
Conversations with local service providers also indicate that, while the number of homeless in the City
is difficult to quantify, there is a growing number of “at-risk” individuals that are having trouble
meeting rising rental and mortgage prices. These persons are not visibly homeless but have difficulty
finding and affording housing in Newport Beach. These include senior households that require help
with one-time rental assistance or singles and families that live within the City. Due to the downturn
in the mortgage and building industry, there are a growing number of individuals who have lost their
jobs or have had a reduction in employment hours and have difficulty making their mortgage
payments and other bills. These individuals often request financial or service assistance.7,8
The City’s strategy to address homelessness in Newport Beach is to adopt the regional homeless
priorities and strategies, listed herein, as its own. The City will continue to work with the area’s
Continuum of Care (CoC) providers to address the CoC priorities and goals and will continue to have
an active participation in the County’s Continuum of Care program including the Ten Year Plan to
End Homelessness
6 The Federal Department of Education defines a student homeless if they live in any of the following conditions:
doubled/tripled up due to economic reasons/hardship, (i.e. lost home/apartment due to foreclosure, job loss, not
due to cultural preferences), shelters, motels/hotels, and/or unsheltered (i.e. cars, parks, campgrounds, etc.)
7 Serving People in Need (SPIN). Personal Communication. January 2013.
8 Families Forward: Transitional Housing Program. Personal Communication. January 2013.
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City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-44
In addition, the City continues to utilize Community Development Block Grant (CDBG) funds to
support local and regional homeless and at-risk homeless providers (Appendix H1). No emergency
shelters or transitional homeless facilities are located within the community. However, a number of
homeless facilities are located in nearby communities. These facilities are listed also within Appendix
H1. Pursuant to SB2 requirements, the Zoning Code update added emergency shelters as a permitted
use without the requirement of a conditional use permit approval to the PI and OA zoning districts.
Farm Workers
The special housing needs of farm workers result from low wages and the seasonal nature of their
employment. The 2006-2010 U.S. Census American Community Survey estimates farm workers
comprised of less than 1 percent (approx. 149) of the population in Newport Beach and less than
1 percent of the County population. Therefore, demand for housing generated by farm workers in the
City was nominal and could be addressed adequately by overall housing affordability programs in the
City and the County. This remains the case in the City of Newport Beach.
HOUSING NEEDS
2014-2021 RHNA Allocation
In accordance with State Housing Element law, the Southern California Association of Governments
(SCAG) has prepared a Regional Housing Needs Assessment (RHNA) to identify the housing need
for each jurisdiction within the SCAG region. This assessment was prepared for the 2014–2021
period. The RHNA allocates Newport Beach’s share of housing units required to satisfy housing
needs resulting from projected growth in the region. To accommodate projected growth in the region,
SCAG estimates the City needs to target its housing unit production to accommodate five new
housing units. State law requires SCAG to distribute new units on the basis of income to avoid further
impact to localities with relatively high proportions of low-income households. Table H31 indicates
future need for housing in Newport Beach for the 2014-2021 planning period and its distribution by
income group as calculated by the RHNA.
Table H31 Construction Need by Income, 2014–2021
Very Low Low Moderate
Above
Moderate Total
1 1 1 2 5
20% 20% 20% 40% 100%
SOURCE: Southern California Association of Governments, 2012
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City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-45
INVENTORY OF LAND SUITABLE FOR RESIDENTIAL
DEVELOPMENT
In 2006, the City completed a comprehensive update of its General Plan including an update of the
Land Use Element. The General Plan recognizes that most of the City will be conserved with its
existing patterns of uses and establishes policies for their protection and long-term maintenance.
However, the General Plan identifies several areas where land use changes may be anticipated over
time, including new residential opportunities. Other than Banning Ranch, this would occur within
existing developed areas of the City as infill and replacement of previously permitted retail and office
development capacity. These sites can realistically provide an attainable opportunity to create
approximately 4,612 new housing units in the community, (up to 3,237 units excluding the Banning
Ranch area).
In accordance with Government Code Section 65583(a)(3) and 65583.2, the following section of the
Housing Element provides an inventory and description of land determined suitable for residential
development that can realistically be developed within the planning period. A detailed, parcel-specific
analysis, inventory, and maps of available and suitable sites (Sites Analysis and Inventory) have been
prepared and are included as Appendix H3. The Sites Analysis and Inventory is organized by the key
opportunity areas within City (i.e., Banning Ranch, Corona del Mar, West Newport Mesa, Mariner’s
Mile, Balboa Peninsula, Dover Dr./Westcliff Dr., Newport Center, and the Airport Area).
The Sites Analysis and Inventory demonstrates the sites are currently available and unconstrained so
as to provide realistic housing opportunities prior to October 2021 (the end of the planning period). A
methodology describing the site selection process and calculations of achievable and realistic densities
is included within the Sites Analysis and Inventory. To demonstrate the realistic development viability
of the sites, the analysis also discusses: 1) whether appropriate zoning is in place; 2) the applicable
development limits/densities and their impact on projected development capacity and affordability; 3)
existing constraints including any known environmental issues; and 4) the availability of existing and
planned public service capacity levels.
Since a limited amount of vacant land remains in the community, future housing development would
primarily be achieved through infill and reuse of sites with existing, underdeveloped or underutilized
land uses. Table H32 summarizes the total residential development capacities identified in Sites
Analysis and Inventory for each of the potential housing opportunity areas in the City. A general
description and maps of each of the housing opportunity areas follows the table.
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Newport Beach General Plan 5-46
Table H32 Sites Analysis and Inventory Summary
Areas
General
Plan
Designation Zoning Designation
Realistic
Dwelling Unit
Capacity* Density (du/acre) or Development Limit
VACANT
Banning
Ranch RV and OS Planned Community (PC) 1,375 Maximum development limit of 1,375 du
Corona del
Mar RM RM 6 Development limit of 8 du permitted
INFILL/MIXED-USE
John Wayne
Airport Area MU-H2 Planned Community (PC) 2061
30 du/ac minimum and 50 du/ac maximum. **
Development limit of 2,200 du permitted as replacement of
existing uses (550 du permitted as infill)
Newport
Center
MU-H3 and
RM Planned Community (PC) 608 Development limit of 608 du permitted as infill
Mariners’
Mile
MU-W1 and
MU-H1 MU-W1 and MU-MM 232
MU-W-1:
■ Mixed-Use FAR: 1.0 , with 0.5 for residential
■ Multi-Family Residential: 12 du/acre (50% of site)
MU-MM:
■ Mixed-Use: FAR 1.5, with 1.0 for residential
West
Newport
Mesa
RM RM 71 18 du/ac
Dover Dr./
Westcliff Dr. MU-H1 MU-DW 89 MU-DW: FAR 1.5, with 1.0 for residential
Balboa Peninsula Area 170
Lido Marina
Village
MU-W2 and
RM (20/ac) MU-W2 and (RM 2178) 62 MU-W2: FAR 1.5 , with 0.8 for residential
RM (20 du/acre)
Cannery
Village
MU-H4
MU-W2
MU-CV/15th St. and MU-
W2 55
MU-CV/15th St.:
■ Mixed-Use: FAR 1.5, with 1.0 for residential
■ Multi-Family: 20.1 to 26.7 du/net acre
MU-W2:
■ Mixed-Use: FAR 1.25, with 0.75 for residential
Balboa
Village MU-V MU-V 14 MU-V: FAR 1.5, with 1.0 for residential
McFadden
Square MU-W2 MU-W2 39 MU-W2: FAR: 1.25, with 0.75 for residential
Total 4,612
SOURCE: City of Newport Beach Planning Division, General Plan, and Sites Analysis and Inventory
MU-H1 = Mixed-Use(MU) - Horizontal 1
MU-H2 = MU - Horizontal 2
MU-H3 = MU - Horizontal 3
MU-H4 = MU - Horizontal 4
MU-W1, MU-W2 = MU - Water 1, 2
MU-MM, MU-DW = MU - Mariners Mile, MU-
Dover Westcliff
MU-CV/15th St. = MU-Cannery Village/15th St.
MU-V = MU-Vertical
RM = Multiple-Family Residential
RV = Residential Village, OS = Open Space
PC = Planned Community
* Capacities reflect potential net increase in dwelling units above existing uses. As explained in detail within the Sites Analysis and Inventory,
realistic capacities were based on average densities of actual constructed, permitted, or proposed projects within the City and accurately reflect
achievable housing units. For example, although mixed-use designations permit densities of up to 26.7 du/ac, realistic capacities were calculated
using 16 du/ac, based on actual mixed-use projects constructed within the City.
** Pursuant to Government Code Section 65583.2, a minimum density of 30 du/ac shall be deemed appropriate to accommodate housing for lower-
income households for urbanized areas.
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Housing Element
Newport Beach General Plan 5-47
Vacant Sites
Banning Ranch
Located within the City’s Sphere of Influence in the western-most portion of the Newport Beach
Planning Area, the Banning Ranch area encompasses approximately 518 acres, of which 465 acres
(including 47 acres of water features) are under the jurisdiction of Orange County and 53 acres are
within the jurisdiction of the City of Newport Beach. The site is located within the coastal zone
boundary and is subject to the provisions of the Orange County Local Coastal Program (LCP).
However, the site is referred to as a “white hole,” because neither the City’s nor the County’s LCP
provides land use designations for the Banning Ranch area (Figure H1).
The Land Use Element prioritizes the retention of the Banning Ranch property as open space,
consolidating existing oil operations, restored upland wetlands and habitat, and a community park.
However, due to the significant cost of purchasing the site and habitat restoration, a large amount of
revenue would need to be generated to help fund preservation of the majority of the property as open
space. Should the property not be acquired for open space, the Land Use Element considers the
possible development of a mixed-density residential village that would include open space,
convenience commercial, and small hotel uses. The Land Use Element designates the Banning Ranch
Area as Open Space (OS) and Residential Village (RV). This designation provides for the
development of a planned residential community that integrates up to 1,375 single-family detached,
single-family attached, two-family, and/or multi-family residential units with supporting schools,
parks, community services, local-serving convenience commercial uses and services, and open spaces.
On July 23, 2012, the City approved an application filed by Newport Banning Ranch, LLC for a
proposed planned community on a 401.1 gross-acre project site for development of 1,375 residential
dwelling units, a 75-room resort inn and ancillary resort uses, 75,000 square feet of commercial uses,
approximately 51.4 gross-acres of parklands, and approximately 252.3 gross-acres of permanent open
space. The project will require the approval of a coastal development permit by the California Coastal
Commission. Newport Banning Ranch LLC submitted their application to the California Coastal
Commission in January 2013. The review by Coastal Commission staff is expected to take a minimum of
1 to 3 years.
Corona del Mar
The Corona del Mar corridor extends along Coast Highway between Avocado Avenue and Hazel
Drive. It is developed with commercial uses and specialty shops that primarily serve adjoining
residential neighborhoods. Among the area’s primary uses are restaurants, home furnishing stores, and
miscellaneous apparel and professional offices. Almost half of the commercial uses are located in
multi-tenant buildings with retail on the ground floor and office uses above. Other uses include the
Sherman Library and Gardens, a research library and botanical garden open to the public, and an
assisted-living residential complex. Within the corridor, the General Plan land use designations include
Corridor Commercial (CC) with an FAR of 0.75 and Multiple Residential (RM). Per the Land Use
Element up to 8 dwelling units may be accommodated on an RM parcel that is currently occupied by
a dirt parking lot (Figure H2). On January 3, 2013, the City approved an application that allows
development of the site with six detached condominiums above a common subterranean parking
structure. As a condition of approval, the project is required to pay an in-lieu housing fee to the City
in the amount of approximately $123,000. Construction of the project is expected to occur in 2014.
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City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-48
Infill/Reuse Opportunity Areas
West Newport Mesa
The West Newport Mesa area contains a mixture of residential, office, commercial, industrial, and
public uses. It is immediately abutted by Hoag Hospital, a major employment center. The General
Plan identifies the opportunity to develop new, complementary uses such as residential, medical
offices and other facilities supporting Hoag Hospital. In addition, providing well-planned residential
neighborhoods will enable residents to live close to their jobs and reduce commutes to outlying areas.
Residential uses within this area are permitted under the Multiple Family Residential land use
designation at up to 18 dwelling units per acre, including several new opportunity sites that were
previously designated for office and industrial uses (Figure H3). Based on the Sites Analysis and
Inventory, approximately 71 new residential units could realistically be developed as new and
replacement housing.
Mariners’ Mile
Mariners’ Mile 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 highway-oriented retail and marine
related commercial uses. The latter are primarily concentrated on bay-fronting properties and include
boat sales and storage, sailing schools, marinas, visitor-serving restaurants, and comparable uses. The
General Plan identifies Mariners’ Mile as a location appropriate for mixed-use development
integrating residential and commercial or office space. Land use designations for Mariners’ Mile
include Mixed-Use Water 1 (MU-W1), Mixed-Use Horizontal 1 (MU-H1) and General Commercial
(CG) (Figure H4).
On the inland side of Coast Highway, land is designated as Mixed-Use Horizontal 1 (MU-H1), and
General Commercial (CG-0.3 and CG-0.5) to accommodate a mix of visitor and local-serving retail
commercial, residential, and public uses. Coast Highway frontages shall be developed for marine-
related and highway-oriented general commercial uses, and properties located on interior streets may
be developed for free-standing neighborhood-serving retail, multi-family residential units, or mixed-
use buildings that integrate residential with retail uses on the ground floor. The floor area ratio of
mixed-use buildings is 1.5 with a maximum commercial floor area to land ratio of 0.5 and a maximum
of 1.0 for residential uses.
Bay fronting properties along Mariners’ Mile are designated MU-W1 which permits the inter-mixing
of marine-related and residential uses. Permitted uses include multi-family residential, mixed-use, and
commercial activities. Residential uses are permitted 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. The floor area ratio of mixed-use buildings is 1.0. Multi-family residential
densities are 12 units per adjusted gross acre, with the number of units calculated on a maximum of
50 percent of the property.
Based on the residential capacities calculated within the Sites Inventory Analysis, approximately 232
new residential units could realistically be developed in Mariner’s Mile as new and replacement
housing.
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Balboa Peninsula Area
The Balboa Peninsula area is comprised of a series of coastal districts linked by the Newport
Boulevard/Balboa Boulevard commercial and residential corridor. These include Lido Village,
Cannery Village, McFadden Square, and Balboa Village. The General Plan identifies the potential for
new mixed-use development within these areas (Figure H5 and Figure H6).
Cannery Village
Cannery Village is the historic center of the City’s commercial fishing and boating industry and
contains a mix of small shops, art galleries, professional offices, and service establishments. Recent
redevelopment activity within this area has been composed of new residential and mixed-use
development such as Cannery Lofts, a 22-unit live/work project. All of these units were market-rate,
loft-style ownership units. Older developments include some single-family residential units combined
with commercial uses on single lots. The updated Land Use Element designates the Cannery Village
Area as Mixed-Use Horizontal 4 (MU-H4) and Mixed-Use Water 2 (MU-W2). The intent of the MU-
H4 land use category is to create a distinct district or neighborhood containing multi-family homes
with clusters of mixed-use and/or commercial buildings at intersections. Mixed-use buildings are
permissible throughout the area. Density ranges for multi-family residential uses are 20.1 to 26.7 units
per net acre. Mixed-use parcels have a maximum floor area ratio of 1.5 with a minimum floor area to
land area ratio of 0.35 for commercial and maximum of 1.0 for residential uses.
The MU-W2 designation applies to waterfront parcels within Cannery Village. Permitted uses include
mixed-use structures that vertically integrate housing within retail uses, where the ground floor shall
be restricted to retail and other pedestrian-active uses along the street frontage and/or the upper
floors used for residential units or nonresidential uses including retail and office. Mixed-use parcels
have a maximum floor area ratio of 1.25 with a maximum floor area to land ratio of 0.5 for
commercial and a maximum of 0.75 for residential purposes. The average size of parcels designated as
MU-W2 and MU-H4 in Cannery Village is 0.08 acre or 3,840 square feet.
Based on the residential capacities calculated within the Sites Analysis and Inventory, approximately
55 new residential units could realistically be developed in Cannery Village as new and replacement
housing.
Lido Village
Lido Village is primarily developed with commercial uses including a grocery store, restaurants, salons,
home furnishings, apparel, and other specialty shops. It also includes Lido Marina Village, a
pedestrian-oriented waterfront development that includes visitor-serving commercial uses, specialty
stores, and marine uses. The guiding General Plan goal for Lido Village is to create a mixture of land
uses within a pedestrian-oriented village environment. To facilitate these uses, a portion of the Lido
Village General Plan subarea has been designated as Mixed-Use Water 2 (MU-W2) and Multiple
Residential (RM(20/ac)). The MU-W2 designation applies to waterfront parcels. Permitted uses
include mixed-use structures that vertically integrate housing with retail uses, where the ground floor
shall be restricted to retail and other pedestrian-active uses along the street frontage and/or the upper
floors used for residential units or nonresidential uses including retail and office. Mixed-use parcels
within the Lido Village area have a maximum floor area ratio of 1.5 with a maximum commercial
floor area of 0.7 and a maximum of 0.8 for residential purposes. This translates to a maximum density
of 26.7 dwelling units per acre for mixed-use projects. The RM(20/ac) designation is intended to
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Housing Element
Newport Beach General Plan 5-50
provide multi-family residential development containing attached or detached dwelling units up to
20 dwelling units per acre (Figure H6).
Based on the residential capacities calculated within the Sites Analysis and Inventory, approximately
62 new residential units could realistically be developed in Lido Village as new and replacement
housing.
McFadden Square
McFadden Square surrounds the Newport Pier and extends between the ocean front and harbor.
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. Historically, the area
has been known for its marine-related industries such as shipbuilding and repair facilities and boat
storage on the harbor. 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. The Land Use Element identifies a portion of McFadden Square as
Mixed-Use Water 2 (MU-W2). This designation is applied to waterfront locations in which marine-
related uses may be intermixed with mixed-use buildings that integrate housing with ground level
retail. The floor area ratio for mixed-use buildings is 1.25, with a minimum floor area ratio of 0.35 and
maximum of 0.75 for residential uses.
Based on the residential capacities calculated within the Sites Analysis and Inventory, approximately
39 new residential units could realistically be developed in McFadden Square as new and replacement
housing.
Balboa Village
Balboa Village has served as the center for recreational and social activities on the Peninsula. Many of
the existing land uses include retail uses and are visitor-oriented and seasonal in nature. The Balboa
Village core is surrounded by residences, with isolated pockets of commercial uses scattered along
Balboa Boulevard. Balboa Village and the greater Peninsula have experienced a transition to year-
round residential occupancy while the visitor-serving uses have continued. The General Plan
designates a portion of the Village Core area as Mixed-Use Vertical (MU-V) which provides for the
development of mixed-use structures that vertically integrate retail commercial, and office or related
functions on the ground floor and the upper floors used for residential units. Non-residential uses are
also permitted including office and commercial activities. The floor area ratio for mixed-use buildings
is 1.5; with a floor area ratio of 0.35 to 0.5 for commercial and maximum of 1.0 for residential uses.
The average size of parcels designated as MU-V in Balboa Village is 0.10 acre or 4,356 square feet.
Based on the residential capacities calculated within the Sites Analysis and Inventory, approximately
14 new residential units could realistically be developed in Balboa Village as new and replacement
housing.
Dover Drive/Westcliff Drive
The General Plan identifies several properties located at the southwest corner of the intersection of
Dover Drive and Westcliff Drive as a location appropriate for mixed-use development where
residential is integrated with retail or office uses on the ground floor (Figure H8). The land use
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designation for this area is Mixed-Use Horizontal 1 (MU-H1). The MU-H1 designation provides for
the horizontal intermixing of uses, including the development of free-standing multi-family residential
units. These properties were previously designated for administrative and professional office use and
are currently developed as such, with the exception of one property that is currently developed with a
church. The floor area ratio of mixed-use buildings is 1.5 with a maximum commercial floor area to
land ratio of 0.5 and a maximum of 1.0 for residential uses.
Based on the Sites Analysis and Inventory, approximately 89 new residential units could realistically be
developed as new and replacement housing.
Newport Center
Newport Center is a regional center of business and commerce that includes major retail, professional
office, entertainment, recreation, and housing in a master planned mixed-use development. Fashion
Island, a regional shopping center, forms the nucleus of Newport Center (Figure H8).
The General Plan identifies the goal of creating a successful mixed-use district that integrates
economic and commercial centers serving the needs of Newport Beach residents and the sub-region,
with expanded opportunities for residential development. The Land Use Element creates a new
residential land use designation of Mixed-Use Horizontal 3 (MU-H3) on the northern portion of the
subarea. The MU-H designation provides for the horizontal intermixing of regional commercial
office, hotel, multi-family residential, and ancillary commercial uses.
The Irvine Company (TIC) is the main land owner/developer in the Newport Center area. A Planned
Community Development Plan (North Newport Center PC) for TIC owned property within the
Newport Center area was approved in December 2007 and amended in August of 2012. The North
Newport Center PC area comprises approximately 158.4 acres along San Joaquin Hills Road and
Newport Center Drive, and consists of seven sub-areas. This Development Plan allows for the
diversification of land uses in order to encourage new and original uses consistent with the Mixed-Use
concept as established in the General Plan, including the development of 445 of the permitted 450
mixed-use units. As part of the amendment approved in 2012, an additional 79 residential units were
approved for construction with North Newport Center as a result of the conversion and transfer of
79 unbuilt hotel units from the Newport Beach Marriot site in Newport Center. As a result of the
amendment, the Development Plan now allows for the total construction of up to 524 residential
units within the San Joaquin Plaza subarea. The development plan and accompanying text sets forth
the property development standards that govern development within the PC area. These standards
include requirements for site coverage, building heights, setback line designations, off-street parking,
vehicular access, signage, lighting, storage, screening, and landscaping. To facilitate the development
of the housing and provide considerable flexibility, maximum building height is set at 65 feet and no
maximum density limit was established, but rather maximum development limit of 524 dwelling units
was set.
The remaining five residential units authorized by the General Plan in Newport Center were entitled
for development at the Newport Beach Country Club site.
In addition to the mixed-use infill units available for development with the MU-H3 designated
properties in Newport Center, the General Plan includes a development opportunity for 79 multi-
family residential (RM) dwelling units. A 79-unit condominium project (Santa Barbara
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Newport Beach General Plan 5-52
Condominiums) was approved by the City in 2006 and the California Coastal Commission in 2007;
Phase 1 of the project is anticipated to begin construction by summer of 2013.
Based on the residential capacities calculated within the Sites Analysis and Inventory, approximately
608 new residential units could realistically be developed in Newport Center as new housing.
John Wayne Airport Area
The Airport Area encompasses the properties abutting and east of John Wayne Airport (JWA) and is
in close proximity to the Irvine Business Complex and University of California, Irvine (Figure H9).
Existing uses include research and development, office, high technology, industrial and commercial
uses. 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 JWA Airport Environs Land Use Plan (AELUP)
65 dBA CNEL, which is unsuitable for residential and other “noise-sensitive” uses. Additionally,
building heights are restricted for aviation safety.
The General Plan provides for the maintenance and limited expansion of the currently developed mix
of uses. Additionally, it identifies this Area as one of the greatest opportunities in the community to
create new residential neighborhoods including workforce housing, through the replacement of
existing uses and new construction on underutilized surface parking lots.
The housing capacity for the John Wayne Airport planning area was determined by the maximum
permissible new automobile trips that could be generated for the statistical area in which it is located
(Figure LU3 statistical area L4), in compliance with City Charter Section 423 and Measure S. Land
Use Element Policy LU 6.15.5 allocates a maximum of 2,200 housing units in areas designated as
Mixed-Use Horizontal 2 (MU-H2) on the General Plan land use diagram (Figure H1 and Figure H2).
The MU-H2 designation provides for the horizontal intermixing of uses, including the development
of free-standing multi-family residential units. Housing and mixed-use areas are not located within
areas exposed to noise levels of 65 dBA CNEL and higher. All of the units may be developed as
replacement of existing uses, while a maximum of 550 of the total may be developed as infill on
existing surface parking lots with the latter replaced in parking structures.
Land Use Element Policy LU 6.15.7 stipulates that residential units be developed at a maximum
density of 50 units per acre and minimum density of 30 units per acre. The MU-H2 district contains
approximately 207 acres, which, if fully redeveloped, would yield 6,210 to 10,350 units and would
considerably exceed the limits imposed by Policy LU 6.15.5. Conversion of the entire area designated
for housing is unlikely due to the presence of existing viable office, industrial, and retail uses. For the
purposes of determining a realistic level of potential development, the Sites Inventory and Analysis
evaluates existing uses to determine which of those properties are underutilized and may be subject to
conversion. Additionally, the owners of a number of properties approached the City and expressed
interest in redeveloping these sites for housing. Based on these analyses and input, areas considered
highly suitable for change are depicted on Figure H10, which depicts a series of clustered residential
“villages.” Potential housing units include a mix of building types ranging from townhomes to high-
rises to accommodate a variety of household types and incomes.
Based on the residential capacities calculated within the Sites Analysis and Inventory, approximately
2,061 new residential units could realistically be developed in the Airport Area as new and
replacement housing at the minimum required density of 30 units per acre.
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Conclusion
As demonstrated in Table H32, the City has sufficient sites to accommodate the City’s the 2014-2021
RHNA allocation. These sites realistically provide the opportunity to create approximately 4,612 new
housing units in the community, (up to 3,237 units excluding the Banning Ranch area), significantly
exceeding the combined future housing need of five dwellings.
The City of Newport Beach is not a residential developer and, therefore, must rely on private
developers or organizations that have the capacity to develop, acquire, and manage affordable housing
developments. Given the allowed densities of between 30 and 50 dwelling units per acre, the John
Wayne Airport Area has the greatest potential to accommodate development of lower-income
housing in the City.
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Item No. IV(a) - Attachment 5
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Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
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Housing Element
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Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
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Housing Element
Newport Beach General Plan 5-58
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Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
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Housing Element
Newport Beach General Plan 5-60
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Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
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CITY of NEWPORT BEACHGENERAL PLAN
PROJECT NUMBER: 10579-01
Source: City of Newport Beach and EIP Associates
Date:
PACIFIC OCEAN
?sE
A°E
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?ÔE
?ÔE
Figure H5MARINER'S MILE
0 500 1,000250Feet
7N
City Boundary
Land Use ElementSub-Area
Land Uses
Housing Oppurtunities
MU-H1 - Mixed-Use HorizontalMU-W1 - Mixed-Use Water RelatedOther Land Uses
CG - General CommercialCV - Visitor Serving CommercialPF - Public Facilities
!Refer to Table LU2
Figure_H05_Mariners_Mile.mxd 08/09/2017
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-62
Pg 2—8.5x11 blank
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
THE RHINECHANNEL
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CITY of NEWPORT BEACH
GENERAL PLAN
PROJECT NUMBER: 10579-01
Source: City of Newport Beach and EIP Associates
Date:
P A C I F I C O C E A N
?sE
A°E
%&l(
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?ÔE
Figure H6
BALBOA PENINSULA
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Sub-Area
Land Uses
Housing Opportunities
MU-H4 -
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MU-W2 -
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RM -
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Other Land Uses
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CG -
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CM -
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PI - Private Institutions
PF - Public Facilities
7N
Figure_H06_Balboa_Peninsula.mxd March / 2013
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-64
Pg 2—8.5x11 blank
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
ALVARADAMS STCORONARAMPFERNANDO STADAMS STBLVDBALBOAEASTSTEASTPALM STSTREETCYPRESS STAFRONT BAY AVE EVDWASHINGTON CYPRESS ST MAIN STST HARDING ST OCEANCORONADOEASTPALM STEDGEWATER PLBAY AVE EASTMAINRTPFRTCV0.5CV0.5RTCV1.0MU-VMU-VMU-VCV0.5ALVARADAMS STCORONARAMPFERNANDO STADAMS STBLVDBALBOAEASTSTEASTPALM STSTREETCYPRESS STAFRONT BAY AVE EVDWASHINGTON CYPRESS ST MAIN STST HARDING ST OCEANCORONADOEASTPALM STEDGEWATER PLBAY AVE EASTMAINRTPFRTCV0.5CV0.5RTCV1.0MU-VMU-VMU-VCV0.5CITY of NEWPORT BEACHGENERAL PLANPROJECT NUMBER: 10579-01Source: City of Newport Beach and EIP Associates Date: P A C I F I C O C E A NA°EP A C I F I C O C E A N?sEA°E%&l(?ÔE?ÔEFigure H7BALBOA VILLAGE0250125Feet7NLand Use ElementSub-AreaLand UsesHousing OpportunitiesMU-V -Mixed-Use VerticalRT-Two-Unit ResidentialOther Land UsesCV- Visitor Serving CommercialPI -Private InstitutionsFigure_H07_Balboa_Village.mxd August/2010Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-66
Pg 2—8.5x11 blank
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
AVENUECAMBRIDGE CIR16THNORTHDOVEROXFORD LANEDRIVEWAROADST.WESTCLIFF DOVERBUCKINGHAM LNGROVE LNCAPECUM BERLAND LNHIGHLANDPESCADEETJAMESSTREETCASTAWAYS LNCAPEPLACEDANBURYDEVONLANEP O LA R IS D R IV ESOMERSETDOR
15TH CIR PEMBROKEDRIVEBLUE GUMNORFOLKLANEWARWICKLNMARIAN
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CIRGSCASTAWAYSWOODBUR YLANEW E STCLIFF DRSUSSEXBERKSHIRELANERUROADPLDRIVEAVENUE CORNWALL LNCAPE ANDOVERETON PLLANECAMBRIDGENOTTINGHAMMARIAN LNKENT LNWARWICK LNRDOG
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AVENUECAMBRIDGE CIR16THNORTHDOVEROXFORD LANEDRIVEWAROADST.WESTCLIFF DOVERBUCKINGHAM LNGROVE LNCAPECUM BERLAND LNHIGHLANDPESCADEETJAMESSTREETCASTAWAYS LNCAPEPLACEDANBURYDEVONLANEP O LA R IS D R IV ESOMERSETDOR
15TH CIR PEMBROKEDRIVEBLUE GUMNORFOLKLANEWARWICKLNMARIAN
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CIRGSCASTAWAYSWOODBUR YLANEW E STCLIFF DRSUSSEXBERKSHIRELANERUROADPLDRIVEAVENUE CORNWALL LNCAPE ANDOVERETON PLLANECAMBRIDGENOTTINGHAMMARIAN LNKENT LNWARWICK LNRDOG
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RCITY of NEWPORT BEACHGENERAL PLANPROJECT NUMBER: 10579-01Source: City of Newport Beach and EIP Associates Date: P A C I F I C O C E A N?sEA°E%&l(?ÔE?ÔEFigure H8DOVER / WESTCLIFF DR0500250Feet7NCity BoundaryLand UseHousing OpportunitiesMU-H1 - Mixed-Use HorizontalLegendMU-H1Figure_H08_Dover_Westcliff.mxd August/2010Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-68
Pg 2—8.5x11 blank
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
!44!34!40!48!39!72!38!43!35!36!42!45!41!47!37!46!49!50ISLANDBALBOAC H A N N E LJAMBOREE RD0MACARTHUR BLVDPACIFI C C O A ST HIG H W AYSA
N JO A Q U IN H IL L S R D
N
E
W
P O R T C E N T E R D RSANTA CRUZ DRSANTA BARBARA DRG R A N V I L L E D R FARALLON DRSANTA MARIA RDCO-RCRMU-H3CO-MCO-RCO-RCO-RCGMU-H3MU-H3PROSPFOSPFPFCO-GRM132 duRM228 duCG0.1CO-GCVRM67 duRM245 duCG0.25CGMU-H3/PR71PIRM79 duCO-G74!44!34!40!48!39!72!38!43!35!36!42!45!41!47!37!46!49!50ISLANDBALBOAC H A N N E LJAMBOREE RD0MACARTHUR BLVDPACIFI C C O A ST HIG H W AYSA
N JO A Q U IN H IL L S R D
N
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P O R T C E N T E R D RSANTA CRUZ DRSANTA BARBARA DRG R A N V I L L E D R FARALLON DRSANTA MARIA RDCO-RCRMU-H3CO-MCO-RCO-RCO-RCGMU-H3MU-H3PROSPFOSPFPFCO-GRM132 duRM228 duCG0.1CO-GCVRM67 duRM245 duCG0.25CGMU-H3/PR71PIRM79 duCO-G74CITY of NEWPORT BEACHGENERAL PLANPROJECT NUMBER: 10579-01Source: City of Newport Beach and EIP Associates Date: P A C I F I C O C E A N?sEA°E%&l(Figure H9NEWPORT CENTER/FASHION ISLAND0 500 1,000250Feet7NLand Use ElementSub-AreaLand UsesHousing OpportunitiesMU-H3 - Mixed Use HorizontalRM - Multi-Unit ResidentialOther Land UsesCG - General CommercialCV - Visitor Serving CommercialCR - Regional CommercialCO-G - General OfficeCO-M - Medical OfficeCO-R - Regional OfficePI - Private InstitutionsPF - Public FacilitiesOS - Open SpacePR - Parks and Recreation!Refer to Table LU2Figure_H09_Newport_Center.mxd August/2010Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-70
Pg 2—8.5x11 blank
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
!2!1!8!16!4!3!13!18!15!10!17!7!9!11!5!6!14!14!12!12!19!19C A M P U SD R I V EC O R O N A D E L M A R F R E E W A YMU-H2AOCO-GCO-GCO-GCGCGCGAOAOCGQU AIL S TVON KARMAN AVESPRUCE STSCOTT DR!2!1!8!16!4!3!13!18!15!10!17!7!9!11!5!6!14!14!12!12!19!19C A M P U SD R I V EC O R O N A D E L M A R F R E E W A YMU-H2AOCO-GCO-GCO-GCGCGCGAOAOCGQU AIL S TVON KARMAN AVESPRUCE STSCOTT DRCITY of NEWPORT BEACHGENERAL PLANPROJECT NUMBER: 10579-01Source: City of Newport Beach and EIP Associates Date: 09/14/06P A C I F I C O C E A N?sEA°E%&l(FIGURE H10AIRPORT AREA0500 1,000250Feet7NCity BoundaryLand Use ElementSub-AreaConceptualDevelopmentPlan Area65 CNELNoise ContourLand UseHousing OpportunitiesMU-H2 - Mixed Use HorizontalOther Land UsesCG - General CommercialAO - Airport OfficeCO-G - General OfficePF - Public Facilities!Refer to Table LU2Figure_H10_Airport_Area.mxd August/2010Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-72
Pg 2—8.5x11 blank
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
CITY of NEWPORT BEACH
GENERAL PLAN
PROJECT NUMBER: 10579-01
Source: ROMA Design Group
Date: 08/03/06
Figure H11
AIRPORT AREA RESIDENTIAL
VILLAGES ILLUSTRATIVE
CONCEPT DIAGRAM
7N
* The 65 CNEL Noise Contour is shown for
illustrative purposes only.
0100200 300
0100200 300
Figure_H11_Airport_Area_Concept_Diagram.mxd July/2007
PROPOSED OPEN SPACES
OPPORTUNITY SITES
IMPROVED RESIDENTIAL STREETS
PROPOSED PEDESTRIAN WAYS
PROPOSED RESIDENTIAL STREETS
65 CNEL NOISE CONTOUR*
CONCEPTUAL PLAN REQUIRED
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-74
Pg 2—8.5x11 blank
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-75
SITES TO ACCOMMODATE THE RHNA FOR LOWER-
INCOME HOUSEHOLDS
Given the allowed densities of between 30 and 50 dwelling units per acre, the John Wayne Airport
Area has the greatest potential to accommodate the development of lower-income housing in the
City. Pursuant to Government Code Section 65583.2, a minimum density of 30 du/ac shall be
deemed appropriate to accommodate housing for lower-income households for urbanized areas. The
City’s 2014-2024 RHNA allocation results in a total lower-income housing need of only two dwelling
units. However, the following analysis was prepared in support of the City’s lower-income housing
need identified in the previous 2006-2014 Housing Element and remains relevant to illustrate the
significant opportunity that continues to exist in the City for lower-income housing development. In
addition to the information provided within the Sites Analysis and Inventory, this section of the
Housing Element analyzes how the existing uses, land-use regulations, and parcel sizes impact the
viability of this strategy to accommodate lower-income households within the planning period.
Non-Vacant Sites
The General Plan provides for the maintenance and limited expansion of the currently developed mix
of research and development, office, high technology, industrial and commercial uses with the Airport
Area; however, the General Plan also identifies this area as one of the greatest opportunities in the
City to create new residential neighborhoods through the replacement of existing uses and new
construction on underutilized parking lots. The fact that these properties are currently developed with
existing uses should not be viewed as an impediment to new residential development. With high land
values in Newport Beach and a strong demand for housing, the feasibility for infill and reuse of these
sites within the Airport Area is supported by several factors:
■ Irvine Business Complex- The Airport Area shares many similarities and borders the Irvine
Business Complex (IBC) located in the City of Irvine. Similar to the Airport Area, the IBC
was developed in the 1970’s solely as a commercial and industrial center; however, the IBC
has increasingly experienced redevelopment in the form of residential and mixed-use housing.
Market forces have increased housing and mixed-use development in the IBC. Various tilt-up
industrial buildings have been demolished over the years and reconstructed with high-density
apartments and condominiums. According to City of Irvine staff reports, a number of factors
have created an impetus for the IBC to transition from a predominately low density office and
industrial park to an urban, mixed-use center. These factors include; 1) a strong residential
market demand combined with a lack of available land in the region for new housing; 2) an
existing stock of aging, low density tilt-up industrial buildings; and 3) a key location at the
confluence of several freeways and regional circulation systems. Given the similar location of
the Airport Area and high land values in Newport Beach, these same factors that have
influenced the development in the IBC also influence development in the Airport Area.
■ To determine the market feasibility of units developed at densities prescribed for the Airport
Area, housing development densities in the adjoining IBC were reviewed. Data indicated that
units constructed have averaged 50 units per acre; therefore, it can reasonably be expected that
redevelopment of existing non-vacant sites within the Airport Area is feasible given a similar
density limit.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-76
■ Several property owners and developers have approached and are currently processing
applications with the City of Newport Beach to request consideration for new housing
development, such as owners of the Uptown Newport site (formerly referred to as Conexant)
where development on 25 of the total 26.9 acres has been proposed. The Uptown Newport
project would result in the demolition and replacement of 441,127 square feet of existing
industrial and office buildings with a residential and mixed-use development. Utilizing a
density bonus, a total of 1,244 housing units, consisting of approximately 1,060 market-rate
units and 184 affordable units (depending on final target income level) would be developed.
In addition, 11,500 square feet of neighborhood-serving uses, a Central Park and two pocket
parks totaling two acres, and required parking would be developed in a pedestrian-friendly
village. The project was approved by the City Council on March 13, 2013. Implementation of
this project is expected to occur over two phases, with the first phase anticipated to begin in
late 2014 and the second phase beginning in 2017. To the west of Uptown Newport, property
owners of the Koll Center Newport are in the process of preparing a Planned Community
Development Plan amendment for submission to develop 260 infill housing units within the
approximately 25 acres of surface parking areas; public hearings are anticipated for late 2015.
■ Not all 207 acres of MU-H2 properties within the Airport Area are required to be redeveloped
to achieve the maximum development limit of 2,220 units. Based on the Sites Analysis and
Inventory, cumulatively, areas determined as strong candidates for redevelopment contain
approximately 96 acres. Only 44 acres would be required to be redeveloped at the maximum
density (50 du/ac) and 73 acres at the minimum density (30 du/ac) to achieve the maximum
development limit of 2,200 units. Housing development, however, is likely to occur as both
infill and re-development as evidenced by submittal of applications by property owners such
as Koll and Uptown Newport.
Lot Consolidation
The General Plan provides policies for the orderly evolution of the Airport Area from a single
purpose business park to a mixed-use district with cohesive residential villages integrated within the
fabric of office, industrial, retail, and airport-related business. The goal of the General Plan is to create
livable neighborhoods with a strong sense of place and community. General Plan policies indicate that
residential villages shall be centered on neighborhood parks interconnected by pedestrian walkways
with a mix of housing types and buildings at a sufficient scale to achieve a complete neighborhood. In
formulating General Plan policies, it was important that residential development not occur on a
“piecemeal” basis, but rather there must be sufficient critical mass to enable each increment of
housing to stand alone as a viable and livable neighborhood. Therefore, the General Plan establishes
several policies that set forth criteria for the configuration and design of new residential villages in the
Airport Area. Specifically, General Plan Policy LU 6.15.6 defines standards for the development of
cohesive and integrated neighborhoods. It stipulates that residential neighborhoods shall contain a
minimum of 10 contiguous acres centered on a neighborhood park and other amenities. The first
phase of residential development in each village shall be at least five gross acres, exclusive of rights-of-
ways.
The Uptown Newport and Koll parcels are large in area, 26.9 acres and 25 acres respectively, and are
therefore not constrained by the minimum 10-acre site requirements. The Uptown Newport parcels
are identified as Potential Residential Village Site 4 and the Koll parcels are identified as Potential
Residential Village Site 3 in the Sites Analysis and Inventory. The other two potential residential
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Item No. IV(a) - Attachment 5
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Housing Element
Newport Beach General Plan 5-77
villages identified within the Sites Analysis and Inventory would require the assemblage of several
independently owned parcels in order to meet the minimum 10-acre site requirement. Although it is
not unreasonable to assume that larger scale, for-profit developers will have the means and ability to
acquire and assemble the required number of parcels over time, an affordable housing developer with
a smaller scale development proposal, such as a low-income housing tax credit project, may find it
difficult to assemble the necessary sites.
Recognizing that General Plan Policy LU6.15.6 may result in a potential constraint to the
development of affordable housing in the Airport Area and consistent with Programs 3.2.2 and 3.2.3
of the 2008-2014 Housing Element, the City approved an amendment to the Newport Place Planned
Community (PC11) to eliminate the constraint on the smaller parcels located within Potential
Residential Village Sites 1 and 2. Specifically, the amendment permits residential development that
includes a minimum of 30 percent of the units affordable to lower-income households with the approval
of a Site Development Review. Developments meeting these criteria are also eligible for a waiver of the
minimum 10-acre site area requirement. The amendment also established minimum development
regulations including building height, setbacks, and parking requirements.
The City will continue to encourage affordable housing developers to collaborate with the developers
of the Uptown Newport and Koll developments. Within these developments, there may be
opportunities for these developers to integrate an affordable housing project. There may also be the
opportunity for agreements to develop the necessary affordable housing units for projects that utilize
a density bonus. City staff will also compile and provide a list of interested affordable housing
developers to current and future developers of residential villages within the Airport Area.
Adequacy of Parcel Sizes
Given the economies of scale, it is important that housing opportunity sites are of sufficient size to
facilitate the development of housing affordable to lower-income households. Based on information
received from HCD, most assisted housing developments utilizing State or federal financial resources
typically include at least 50 to 80 dwelling units. For the purpose of this discussion, a site that can
accommodate the construction of a minimum of 50 dwelling units shall be considered to be of
sufficient size for the development of lower-income housing. At the minimum density requirement of
30 du/ac, a minimum parcel size of 1.7 acres would be required. At a maximum density of 50 du/ac, a
minimum parcel size of one acre would be necessary.
As required by General Plan Policy LU6.15.6, a development site of a minimum of 10 acres will easily
facilitate the development of housing affordable to lower-income households; however, for projects
that include a minimum of 30 percent of the units affordable to lower-income households and are
eligible for a waiver from the lot assemblage requirements discussed above, it is necessary to evaluate
whether the individual parcels identified within the Sites Analysis and Inventory are of sufficient size
to facilitate the development of lower-income housing units (1.7 to 1 acre in size minimum).
There are over 22 separate parcels identified as housing opportunity sites within the Sites Analysis and
Inventory for the Airport Area. Of the 22 total parcels, 19 parcels are greater than 1 acre in size and
cumulatively have the potential to yield 4,712 dwelling units at a density of 50 du/ac. Also, of the 22
total parcels, there are 11 parcels greater than 1.7 acre in size and cumulatively have the potential to
yield 2,503 dwelling units at a density of 30 du/ac. The aforementioned development yields exceed
the 2,200-unit maximum development established by the General Plan for the Airport Area and
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City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-78
clearly demonstrate there are an adequate number of sites of sufficient size within the Airport Area to
accommodate development of lower-income housing in the City.
Table H33 Airport Area Parcel Size Analysis
Airport Area
Residential
Village*
Total
Number of
Parcels
Number of
Parcels
Over 1 ac
Total Acres
Of Parcels
Over 1 ac
Development
Yield at 50
du/ac
Number of
Parcels
Over 1.7 ac.
Total Acres
Of Parcels
Over 1.7 ac
Development
Yield at 30
du/ac
1 8 6 11.65 582.5 4 9.47 284.1
2 10 9 15.8 790 3 7.16 214.8
3 2 2 41.79 2,089.5 2 41.79 1,253.7
4 2 2 25 1250 2 25 750
Total 22 19 94.24 4,712 11 83.42 2,502.6
*Based on the potential residential village areas identified within the Sites Analysis and Inventory
SOURCE: City of Newport Beach, 2010
ENERGY CONSERVATION OPPORTUNITIES
The City of Newport Beach fully enforces provisions of Title 24 of the California Administrative
Code, which require energy conservation in new residences. Standards in Title 24 create energy
savings of approximately 50 percent over residential construction practices utilized prior to the
Title 24 enactment.
The City of Newport Beach Building Division is knowledgeable about energy conserving design
innovations and solar technology. The department utilizes the Solar Systems Code Review Manual
and its companion document, the Pool and Spa Solar Systems Code Review Manual, published by the
International Code Council (ICC) to facilitate installation of appropriate solar systems.
Under existing state law (the California Resources Code), local jurisdictions may adopt structural
energy conservation standards in excess of the existing state standard. Such an increase in standards
would be of marginal value because of the moderate climate of the City of Newport Beach. A major
concern pertaining to energy conservation is the relationship of housing to employment and related
affected transportation modes. Although specific energy savings are difficult to quantify because of
the myriad of variables involved in a transportation system, it is generally true that physical proximity
between home and work saves transportation energy. Existing affordability concerns in Newport
Beach increase energy use by forcing workers employed within the City to seek less expensive housing
outside the City. New mixed-use development opportunities may help by reducing the length and
frequency of automobile trips and energy usage. However, the jobs/housing imbalance in the City
cannot be totally mitigated by increased residential development within the City.
Newport Beach is not in an area of geothermal or significant wind activity and consequently cannot
take advantage of these “alternative” energy sources. It appears that the City, through enforcement of
Title 24 and sensitivity to innovative design, is maximizing residential energy conservation
opportunities.
The City’s updated Natural Resources Element includes Policies NR 24.1, 24.2, 24.3, 24.4, and 24.5
which promote energy efficient construction for residential development and encourage the provision
of energy alternatives such as solar power. In addition, Housing Programs 4.2.1 through 4.2.5 in the
Housing Plan promote and encourage the improved energy efficiency of all housing types.
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Housing Element
Newport Beach General Plan 5-79
NONGOVERNMENTAL CONSTRAINTS
Community Attitudes
The citizenry in Newport Beach is well organized through neighborhood homeowners associations
and community environmental groups. There exists strong public sentiment in favor of preserving the
suburban environment in the City.
Public sentiment is a constraint because of its influence on local officials and because of the ability of
citizens to establish development policies and zoning through the initiative process. In November
2000, an initiative passed in the City of Newport Beach that requires a general election be conducted
to approve General Plan Amendment applications that include increases of 100 or more dwelling
units or that would generate more than 100 peak hour trips. See Governmental Constraints for
additional discussion of this initiative.
Financing Constraints
Financing costs largely are not subject to local influence. Control of interest rates is determined by
national policies and economic conditions. Interest rates directly influence purchasing power of
home-buyers and cost of home construction through construction loans. Currently, interest rates are
historically low and enable many homebuyers to obtain favorable mortgage terms; however, the
banking industry has adopted more conservative mortgage underwriting standards that have had a
greater impact on lower-and moderate-income families qualifying more mortgages. More conservative
lending criteria have also created difficulties in obtaining construction loans for new residential
development, negatively impacting housing supply throughout Southern California. Difficulty in
producing housing affordable to first-time homebuyers is therefore compounded. Also, because
development costs in Newport Beach are higher than in other areas of the state, housing is even
further out of the reach for first-time homebuyers.
Land and Construction Costs
Land costs and construction costs are the major components of housing cost. Land costs are a
function of the market and are relatively high due to the City’s location near major employment
centers and the Pacific Ocean. Due to the built out nature of the City, vacant land that is available for
development of any kind and for affordable housing projects in particular, is extremely limited.
Construction costs also are set by the market and are influenced by a variety of factors including
availability and price of materials and labor, quality of construction, and amenities offered.
Cost factors used to estimate the direct costs of construction (costs for labor, materials, site
improvements, and contractor’s fees) for new housing are approximately as follows:
■ Multi-Family (per gross square foot)
$140 apartment buildings /$150 condominiums9
■ Single-Family Dwellings (per gross square foot)
Wood Frame - $130.00 (average quality); $160.00 (good quality)
9 Inclusionary Housing In-Lieu Fee Study. October 2008. EPS
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Housing Element
Newport Beach General Plan 5-80
Growing market demand for housing in Newport Beach and little remaining vacant land in the City
has had a strong impact on financial aspects of residential development in the City. The greatest
impact of this market demand on cost of new housing is seen in the price of residential land in the
City. According to the 2008 Inclusionary Housing In-Lieu Fee Study, land entitled for multi-family
residential housing in the City would cost approximately $3.5 million per acre. It is estimated that such
land value would now cost over $3.5 million per acre.10 Density increases often are used to offset high
construction and land costs. Density increases may decrease land costs on a per-unit basis, but sales
prices of units in Newport Beach indicate density increases do not necessarily bring the cost of
housing to consumers to a level that is affordable to lower- or even moderate-income households.
Assuming that multi-family housing would be built at 20 units an acre, the land cost would be
approximately $178,000 per unit.
In addition, high residential densities involving buildings taller than three stories will greatly increase
unit marketability in many areas of the City because of the addition of a view factor. Regardless of
square-footage or density, a unit with a blue water or white water view can be marketed as a luxury
condominium and command an extremely high price.
Higher land costs in the City are the main factor in higher square-footage costs for housing provision.
High land costs also trigger higher costs in other areas of development. To balance land prices,
developers must increase amenities within the housing unit as well as within the community area.
Thus, a higher land price promotes development of higher-end units.
Infrastructure Constraints
The City of Newport Beach is primarily a built-out community that is adequately served by existing
infrastructure including sewer, water, and police and fire services. Presently, the main area in the
community that is not served by any water or sewer infrastructure is Banning Ranch. However, if the
Banning Ranch area is annexed to the City, the City intends to provide service to this area.11 With the
exception of the undeveloped Banning Ranch area, new development will primarily occur through the
re-use and intensification of existing land uses in other areas of the City as previously discussed.
According to the City of Newport Beach Environmental Impact Report for the General Plan Update
(April 2006), new residential development associated with implementation of the General Plan Land
Use Element would not exceed the capacity of existing sewer and water facilities or police or fire
protection services. Specifically, new residential development within the Airport Area, Newport
Center, Mariners’ Mile, and Balboa Peninsula areas will be adequately served by existing infrastructure.
In accordance with Government Code Section 65583.2(b)(5), the Sites Analysis and Inventory
(Appendix H3) includes a description of existing or planned water, sewer, and dry utilities supply,
including the availability and access to distribution facilities.
Environmental Constraints
Very few areas of vacant, developable land remain within Newport Beach. Open areas include the
beach, bay, parks, and undeveloped areas such as Banning Ranch, and the canyons, hillsides, and
bluffs of Newport Ridge/Coast. The Housing Element concentrates new infill housing development
and redevelopment within several specified areas: Newport Center/Fashion Island, Balboa Village,
Balboa Peninsula, Mariners’ Mile, West Newport Mesa, and the Airport Area. Development within
10 Personal Communication with Keyser Marston, February 2013
11 City of Newport Beach Draft Environmental Impact Report. General Plan Update. 04/2006
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Housing Element
Newport Beach General Plan 5-81
each of these areas would involve the re-use or intensification of land uses, with no significant
environmental constraints within these areas.12 The only housing opportunity area identified in the
updated General Plan and associated Environmental Impact Report with significant environmental
constraints is the Banning Ranch area. The Banning Ranch area includes significant environmental
resources including wetlands, habitat areas, sensitive wildlife, and valuable biological resources. In
conjunction with City’s approval of the Newport Banning Ranch Planned Community Development
Plan on July 27, 2012, the City also certified the Final Environmental Impact Report for the project.
GOVERNMENTAL CONSTRAINTS
This section of the Housing Element addresses actual and potential City governmental constraints on
development of housing for all income levels. Such constraints include land use controls (zoning),
building codes and their enforcement, site improvements, fees, and local processing procedures. In
many of these areas, localities have varying degrees of discretion to modify state standards for local
implementation and/or conditions. Included in this analysis are constraints created by specific state
regulations (i.e. Subdivision Map Act, Coastal Act, CEQA).
Voter Initiative: Section 423 of the City Charter
All housing opportunities identified in the Table H36 (Sites Analysis and Inventory Summary) are not subject to
Charter Section 423 as a result of voter approval of Measure V in November 2006.
Background
In November 2000, the voters of the City of Newport Beach approved a ballot initiative (Measure S),
which is now “Section 423 of the City Charter.” It requires voter approval of any project that
increases density, intensity, or peak hour trip, above that provided for in the General Plan.
Significance is quantified as 100 or more dwelling units, over 100 peak hour trips, or 40,000 or more
square feet of nonresidential floor area. Charter Section 423 applies exclusively to General Plan
amendments.
Should a developer propose a housing project that exceeds the allocation provided in the General
Plan, or propose a change in land use of an underperforming property, a General Plan Amendment
would be required and review of the project would be subject to review pursuant to the Measure S
Guidelines. If the project exceeds the established threshold(s) and is approved by the City Council,
the General Plan amendment would then be subject to a vote. The project proponent would then
have to wait until the next regular municipal election or until a special election if the City and project
proponent enter into an agreement to share the costs of the special election.
2006 Election—Voter Approval of the General Plan Update
On November 11, 2006, the City’s comprehensive General Plan Update was placed on the ballot
(Measure V) as required by Charter Section 423 and approved by the voters. As a result, all dwelling
units and residential densities in the current General Plan can be developed without a General Plan
Amendment and vote. Therefore, it is important to note that all sites identified in Table H36 (Sites
Analysis and Inventory Summary) are not subject to an additional vote under Charter Section 423.
12 Ibid.
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Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-82
Pursuant to California Government Code Section 65915, Charter Section 423 will have no impact on
the City’s ability to provide density bonuses required by state law for affordable housing projects on
sites already designated for residential development. California Government Code Section 65915(f)(5)
states:
(5) All density calculations resulting in fractional units shall be rounded up to the next whole number.
The granting of a density bonus shall not be interpreted, in and of itself, to require a general plan
amendment, local coastal plan amendment, zoning change, or other discretionary approval. As used in
subdivision (b), "total units" or "total dwelling units" does not include units permitted by a density
bonus awarded pursuant to this section or any local law granting a greater density bonus. The density
bonus provided by this section shall apply to housing developments consisting of five or more dwelling
units.
However, Charter Section 423 could be a constraint to development if a development proposal
exceeds the updated General Plan levels for market rate units and/or affordable units beyond those
provided for in state density bonus law. It is important to note, however, that Charter Section 423 will
not have any impact on the allowed density established for the housing sites identified to meet the
City’s Regional Housing Needs Allocation, including affordable units. As indicated in the prior
paragraph, this section is only applicable when a change to the existing General Plan is proposed.
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Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-83
Zoning
The City Zoning Code is complex but typical for an already highly developed community. The Code
uses a “district” concept appropriate to the diverse urban patterns and topography found in the City.
The Zoning Code contains six basic zoning districts and six mixed-use zoning districts (excluding
Planned Community districts and other specialized districts) to regulate residential uses within the
City. The basic zoning districts are R-A (Residential Agricultural), R-1 (Single Family Residential), R-2
(Two-Family Residential), Medium Density Residential (RMD) and RM (Multi-Family Residential).
The mixed-use zoning districts are MU-V (Mixed-Use Vertical), MU-MM (Mixed-Use Mariners Mile),
MU-DW (Mixed-Use Dover/Westcliff), MU-CV/15th St. (Mixed-Use Cannery Village and 15th Street),
MU-W1 (Mixed-Use Water), and MU-W2 (Mixed-Use Water).
Development Standards
Table H34 summarizes Zoning Code development standards for residential density, height, setbacks,
and parking. Parking requirements are also set forth by the California Coastal Commission.
Table H34A Summary of Development Standards by District—City of Newport Beach
Zone R-A
R-1
(S.F.)
R-1.5 (S.F and
duplex.)
R-2
(Duplex) RMD
RM
(Multi.)
Height a 24 ft/28 ft 24 ft/28 ft 24 ft/28 ft 24 ft/28 ft 28 ft/32 ft 28 ft/32 ft
Min. Lot Size 2 acres 5,000 sf, 6,000 sf for
corner lots 5,000 sf Same as R-
1
Same as R-
1
Same as R-
1
Min. Lot Width 125 ft 50 ft/60 ft 50 ft/60 ft 50 ft/60 ft 50 ft/60 ft 50 ft/60 ft
Parking 2 2 2 2 2 2.5
Floor Area Limitb 1.5/2.0 1.5 1.5/2.0 None 1.75c
Lot Coverage 40%
Front Yard d 20 ft 20 ft 20 ft 20 ft. 20 fte 20 fte
Side Yard 5 ft 3 ft or 4 ft 3 ft or 4 ft 3 ft or 4 ft 5 ft 3 ft or 4 ft
Rear Yarde 25 ft max 10 ft 10 ft 10 ft 25 fte 10 ft
Lot Area per
Dwelling 1,000 sf 1,000 sf 1,000 1,200
SOURCE: City of Newport Beach Planning Division
a Lower number is the basic height limit, which can be increased to higher number upon approval of a use permit in each case.
b The 1.5 FAL applies to Old Corona del Mar and Balboa Island only. FAL does not include open decks, balconies, or patios.
c Excludes building area used for parking
d Twenty feet, unless otherwise specified on districting maps
e Other special yard and building distance requirements may apply
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City of Newport Beach General Plan 2014-2021
Housing Element
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Table H34B Summary of Development Standards by District—City of Newport Beach
Zone MU-V MU-MM MU-DW MU-CV/15th MU-W1 MU-W2
Height a 26 ft/35 ft 26 ft/35 ft 26 ft/35 ft 26 ft/35 ft 26 ft/35 ft 26 ft/35 ft
Min. Lot Sizeb 2,500 sf 10,000 sf 40,000 sf 5,000 sf 20,000 sf 2,500 sf
Min Lot
Widthb 25 ft 50 ft 100 ft 40 ft 200 ft 25 ft
Parkingc 2 for res
plus nonres
2 for res
plus nonres
2 for res
plus nonres
2 for res
plus nonres
2 for res
plus nonres
2 for res
plus nonres
Floor Area
Ratio
max 1.5 (max
1.0 for res, max
0.5 for nonres)
max 1.5 (max 1.0
for res, max 0.5
for nonres)
max 1.5 (max
1.0 for res, max
0.5 for nonres)
max 1.5 (max
1.0 for res,
max 0.5 for
nonres)
max 1.0 (max
0.5 for res,
max 0.5 for
nonres)
max 1.25 (max
0.75 for res,
max 0.5 for
nonres)f
Front Yard
(Min./Max.)d 0 ft 0 ft 0 ft 0 ft. 0 ft 0 ft
Side Yarde 0 ft 0 ft 0 ft 0 ft 0 ft 0 ft
Rear Yarde 0 ft 0 ft 0 ft 0 ft 0 ft 0 ft
Lot Area per
Dwelling
1,631 sf min,
2,167 sf max
1,631 sf min,
2,167 sf maxg
1,631 sf min,
2,167 sf max
1,631 sf min,
2,167 sf max 7,260 sf 1,631 sf min,
2,167 sf max
SOURCE: City of Newport Beach Planning Division
a Lower number is the basic height limit, which can be increased to higher number upon approval of a use permit in each case.
b Minimum dimensions required only for newly created lots.
c Minimum parking for nonresidential uses based on a ratio and proposed land uses
d Zero feet, unless otherwise specified on districting maps
e Other special yard and building distance requirements may apply (adjoin residential districts or alleys than setbacks apply)
f. For Lido Marina Village max 1.5 (0.8 for res, max 0.7 for nonres.)
g For property beginning 100 ft. north of Coast Highway
Zoning Code development standards could be considered constraints to development because they
limit for the density and sizes of dwelling units. However, zoning standards are designed to protect
the quality of life and provide, at a minimum, access to sunlight and fresh air. Access to air and sun
are guaranteed through building setbacks, open volume requirements, maximum building heights, and
floor area limit.
The Newport Beach Zoning Code controls density for each zoning district through development
regulations pertaining to land required per dwelling unit. In the older neighborhoods of the City,
density standards have not changed since 1936. Densities of approximately thirty dwelling units per
acre are still allowed in these areas. In the newer neighborhoods, developed since the 1960s, single-
family densities are generally less than 10 dwelling units per acre. The City’s Codes contain many
procedures to grant relief from certain development standards which can be of assistance in allowing
higher densities. However, even if the City is willing to approve reductions in some of the zoning
regulations (such as parking), the California Coastal Commission has similar development
requirements which would still need to be complied with for properties in the Coastal Zone.
Maximum density in the Multiple Residential Zone (RM) and the Mixed-Use Zones is a function of
the size of the lot. For example, a minimum lot area per dwelling unit of 1,200 square feet applies,
which translates to a maximum density of 36 units per net acre.
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Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-85
Permitted Residential Uses
Table H35 summarizes permitted residential uses by zoning districts.
Single-, Two-, and Multi-Family Residential: These classifications include mobile homes and factory-
built housing.
Group Residential: Group residential is defined as shared living quarters, occupied by two or more
persons not living together as a single-housekeeping unit. This classification includes, without
limitation, boarding or rooming houses, dormitories, fraternities, sororities, and private residential
clubs, but excludes residential care facilities and SROs. Group residential uses are not permitted in any
zoning district.
Residential Care Facilities: Licensed residential care facilities for six or fewer persons are permitted by
right in all residentially-zoned properties, in accordance with state law, and are treated as single family
residences. Residential care facilities for seven or more persons (Residential Care General) and
unlicensed residential care facilities are permitted in the following zoning districts, with a Use Permit
issued by a Hearing Officer:
■ Residential District— RM and RMD zoning districts.
■ Planned Community Districts—Property development regulations applicable to residential
districts, related to residential care facilities, shall also apply to the corresponding portions of
the PC Districts.
Convalescent Facilities: Convalescent facilities that provide care on a 24-hour basis for persons
requiring regular medical attention, but excluding facilities providing surgical or emergency medical
services are permitted in the RM and RMD Districts with a Conditional Use Permit, in the PI District
with a Minor Use Permit, and in the OM District with no Use Permit required.
Accessory Dwelling Units: The City’s Zoning Code includes provisions for “granny units” (accessory,
age-restricted units) which may be approved by the Zoning Administrator in single- and multi-family
districts. The accessory dwelling unit is intended for the sole occupancy of 1 or 2 adult persons who
are 60 years or older, and the size of the unit does not exceed 640 square feet. Since adoption of the
City’s “accessory dwelling unit” provisions, 24 age-restricted units have been authorized and 15
constructed.
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Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-86 Table H35 Permitted Residential Uses by District—City of Newport Beach Uses Residential Gov, Educ. Commercial Mixed-Use Districts R-A R-1 (S.F.) R-BI (S.F and 2-family) R-2 (Duplex) RM (Multi.) RMD PI CC, CG, CM, CN, CV OA, OG, OR OM MU-V MU-MM MU-DW MU-CV/ 15th ST MU-W1, MU-W2 Single-Family P P P P P P P P Two-Family P P P P P P Multi-Family P P P P Group Residential Residential Care Facilities, General (large) CUP-HO Residential Care Facilities, Small Licensed P P P P P P P P P P Residential Care Facilities, Small Unlicensed CUP-HO Convalescent Facilities CUP MUP P Accessory Dwelling Units MUP MUP SOURCE: City of Newport Beach Planning Division P = Permitted CUP = Conditional Use Permit CUP-HO = Use Permit issued by a Hearing Officer MUP = Minor Use Permit Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-87
Single Room Occupancy (SRO) Residential Hotels: Within the Zoning Code, SROs fall under the
classification of Visitor Accommodations and are defined as buildings with six or more guest rooms
without kitchen facilities in individual rooms, or kitchen facilities for the exclusive use of guests, and
which are also the primary residences of the hotel guests. SROs are permitted in all commercial and
office zoning districts with the approval of a conditional use permit. To facilitate the development of
SROs within these districts, the City will not develop, nor impose, a standard set of conditions or use
restrictions on SROs; instead, each application would be evaluated individually and approved based
upon its own merits and circumstances. Project specific conditions may be placed on the project by
the Planning Commission to ensure compatibility with surrounding uses.
Emergency Shelters: On October 15, 2008, the state enacted SB 2, which amended State Housing
Element Law. This legislation requires the City to designate a zoning district or districts where
emergency shelters will be allowed without requiring a use permit or other discretionary review. The
designated district or districts must include sufficient capacity to accommodate the need for
emergency shelters.
State law defines an emergency shelter as a means of housing with minimal supportive services for
homeless persons that is limited to occupancy of 6 months or less by a homeless person. No
individual or household may be denied emergency shelter because of inability to pay.
Based on the service records provided by agencies that provide housing and other services for the
homeless in Newport Beach, and conversations with Newport Beach Police Department and
Newport-Mesa School District, an annual estimate of 13313 homeless persons from Newport Beach
utilize emergency shelters or services over the course of one year. It should be noted that this is a
conservative estimate in that a number of the individuals may be receiving assistance from multiple
service providers, and therefore, may be counted more than once.
The Zoning Code provides two zoning districts that permit emergency shelters without the need for a
conditional use permit. These zoning districts are the Private Institutions (PI) and Office-Airport
(OA). Section 20.48.100 of the Zoning Code also establishes specific standards and the following
performance standards for emergency shelters which comply with state law and do not constrain
development:
A maximum of 40 beds per shelter;
Off-street parking based on demonstrated need;
Size and location of exterior and interior waiting drop-off (10 sq. ft. per bed min.);
Design and amenities (min. 35 sq. ft. of sleeping area per bed and requirements for bathroom
and shower facilities);
Provision of on-site management;
Proximity to other shelters (min. 300–foot separation);
Length of stay (max. 14 days); and
Security, litter and graffiti.
13 Based on information contained in Homeless-Local Need discussion in Housing Element.
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Item No. IV(a) - Attachment 5
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Newport Beach General Plan 5-88
Properties designated for PI are distributed throughout the City, but primarily located along major
transportation corridors and offer easy access to public transportation. The PI zoning district is
intended to provide for areas appropriate for privately owned facilities that serve the public, including
places for assembly/meeting facilities (e.g., religious assembly), congregate care homes, cultural
institutions, health care facilities, marinas, museums, private schools, yacht clubs, and comparable
facilities. There are over 44 parcels totaling approximately 135 acres in the proposed PI zoning
district. Several of the existing uses on these properties are religious assembly uses, many of which
consist of large campuses. Given the high land costs in the City, these religious assembly facilities
could provide the best means to facilitate the development and management of emergency shelters in
the City.
Properties designated for AO are located within three large blocks east of John Wayne Airport, west
of Birch Street, north of Bristol Street/73 Freeway, and south of MacArthur Boulevard. These
properties are also located along major transportation corridors and offer easy access to public
transportation. The AO zoning district is intended to provide for areas appropriate for the
development of properties adjoining the John Wayne Airport for uses that support or benefit from
airport operations. These may include corporate and professional offices; automobile sales, rental and
service; aviation sales and service; hotels; and accessory retail, restaurant, and service uses. There are
over 56 parcels totaling approximately 54 acres in the AO zoning district. Several of the existing uses
on these properties are low and medium density professional office buildings, many of which are
aging and offer affordable rents compared to most other parts of the City. These properties should
provide realistic opportunities for reuse of these structures for the development and management of
emergency shelters in the City.
Combined, the PI and AO zoning districts consist of over 98 parcels and 189 acres. By allowing
emergency shelters as permitted uses within these districts, adequate sites are available for the
potential development of emergency shelters in the City.
Transitional and Supportive Housing: As defined by Section 50675.2(h) of the Health and Safety Code,
transitional housing means buildings configured as rental housing developments, but operated under
program requirements that call for the termination of assistance and recirculation for the unit to
another eligible program recipient at some predetermined future point in time, which shall be no less
than 6 months.
As defined by Section 50675.14(b) of Health and Safety Code, supportive housing is housing with no
limit on length of stay, that is occupied by the target population as defined in subsection (d) of Section
53260, and that is linked to onsite services that assist the supportive housing resident in retaining the
housing, improving his or her health status, and maximizing his or her ability to live and, when
possible, work in the community.
Pursuant to the requirements of SB2, the current Zoning Code provides definitions for transitional
and supportive housing uses and clarifies that these uses are treated in the same manner as other
residential uses of the same types and are subject to the same permitting processes. For example, if
the transitional or supportive housing is provided within a residential care facility, that facility is
subject to the same permitting processes as other residential care facilities in that zone. If the
transitional or supportive housing is provided to individuals or groups living in rental apartments as
single housekeeping units, then the use is permitted by right as a multi-family residential use where
multi-family housing is permitted.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-89
Zoning Code Consistency
The updated General Plan created several new residential development opportunities and land use
categories. Specific policies regarding land use capacity, encouragement of residential development,
consolidation, and density levels are contained in the Land Use Element. These land use categories,
associated densities, and FAR limitations are identified in Table H34. For example, the Land Use
Element calls for residential development in Airport Area to have a density of 50 units per acre,
averaged over the first phase for each residential village. The minimum density for subsequent phase
of residential development is 30 units per acre.
The comprehensive Zoning Code Update, completed in October, 2010, implements the land use
changes included in the 2006 General Plan update, including creating new zoning districts and
development regulations for several areas of the City where residential and mixed-use designations
have been added. The General Plan Land Use designation of MU-H2 for the Airport Area creates the
greatest opportunity for the City to provide new residential development. Properties in this area are
currently zoned Planned Community and regulated by the development standards contained within
the following three Planned Community development plan texts: 1) The Newport Place Planned
Community (PC 11); 2) The Koll Center Planned Community (PC 15), and The Uptown Newport
Planned Community (PC-58). On July 24, 2012, Newport Place PC was amended to establish a
residential development overlay where multi-unit residential developments, which include a minimum
of 30 percent of the units affordable to lower-income households, are permitted subject to site
development review. On March 13, 2013, the Uptown Newport Planned Community was created
(formerly a part of the Koll Center Planned Community) to specifically serve as zoning document for
the construction of up to 1,244 residential units, 11,500 square feet of retail commercial, and 2.05
acres of park space. Both the Newport Place and Uptown Newport Planned Communities require
densities between 30 du/acre and 50 du/acre, consistent with the densities of the General Plan, and
allow additional density opportunities with a density bonus. The Koll Center Planned Community text
was also amended on March 13, 2013, to remove the properties now regulated by the new Uptown
Newport Planned Community. The remaining properties within Koll Center Planned Community do
not include the allowance for residential uses at this time; however, Koll, the primary property owner
within the development area, has submitted an application requesting the ability to develop 550
residential dwelling units.
The Subdivision Process
Basic provisions of the City of Newport Beach Subdivision Code are similar to those of most
jurisdictions of similar size to Newport Beach. The Subdivision Code contains design standards that
provide minimum criteria for development. In some cases, the Code allows flexibility in application of
its provisions and thereby potentially could reduce development costs. Examples of such cases are
allowances for the development of nonconforming lots and park fee waivers. The Subdivision Code
also addresses improvements (e.g., street trees, placing utilities underground, street lighting) that add
to development costs. Additionally, the Newport Beach Subdivision Code requires dedication of
parkland and/or payment of in-lieu fees concurrently to recordation of a final subdivision map. This
requirement is made in compliance with state law, but also adds to costs of development.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-90
Inclusionary Housing Ordinance
Due to the lack of dedicated funding sources such as redevelopment agency housing set-aside funds,
Newport Beach adopted an inclusionary housing policy in prior Housing Elements. To specifically
assist with the City’s total RHNA construction goal of 1,914 units, including 770 lower-income units,
for the 2008-2014 planning period, the previous Housing Element included Housing Program 2.2.1
that required an average of 15 percent of the units in a new residential development be affordable to
persons of very low-, low-, or moderate-income, or that an equivalent in-lieu fee be paid. For projects
where an in-lieu fee is not paid, or for projects with more than 50 residential units, the Program
required the preparation and approval of an Affordable Housing Implementation Plan (AHIP) setting
forth the method of satisfying the affordable housing requirement. On May 11, 2010, the City Council
adopted Ordinance No. 2010-9 adding a chapter (Chapter 19.54) to the City’s Subdivision Code and
establishing the specific requirements implementing Housing Program 2.2.1 of the prior Housing
Element.
Since the adoption of the ordinance, several members of the development community, including the
Building Industry Association of Orange County, argued that the inclusionary housing requirements
are a barrier to the production of housing due to increased costs. The City has also since pursued
other programs to help facilitate the development of the City’s existing and projected housing needs,
such as the adoption of Residential Development Overlay standards in the Newport Place Planned
Community District of the Airport Area, promotion of density bonuses and promotion of senior
accessory dwelling unit allowances. The City is also projected to have a fund balance of $4.5 million
by fiscal year 2014, from previously approved projects subject to the inclusionary ordinance. This
fund will assist with the production, rehabilitation, or preservation of affordable housing during this
planning period. Lastly, the City’s RHNA allocation for the 2014-2021 planning period has also been
significantly reduced, with a total projected housing need of five units. Based on the increased
financial constraints due to the inclusionary housing program and the availability of other programs
and resources for the production of affordable housing, it has been determined that it is appropriate
to remove the inclusionary housing program at this time.
Local Coastal Program
Portions of the City are located within the Coastal Zone and regulated under the California Coastal
Act. The City does not have a certified Local Coastal Program (LCP) and, therefore, does not have
the jurisdiction to issue Coastal Development Permits (CDP). The City does, however, have a Coastal
Land Use Plan that has been certified by the California Coastal Commission. Since the City does not
have permit jurisdiction, the City reviews pending development projects for consistency with the
City’s General Plan, Coastal Land Use Plan and Zoning regulations before an applicant can file for a
coastal development permit with the Coastal Commission. The City is presently in the process of
preparing an Implementation Plan for the City’s Coastal Land Use Plan.
The Coastal Land Use Plan portion of the Local Coastal Program, approved by the California Coastal
Commission on February 5, 2009, and adopted by the City Council on July 14, 2009, might be a
constraint to providing affordable housing. The Coastal Land Use Plan consists of land use
designations and resource protection and development polices for the Coastal Zone. The Land Use
Plan policies result in consistency with Chapter 3 of California Coastal Act, which addresses the
planning and management of coastal resources.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-91
One of the major goals of the California Coastal Act and the Coastal Land Use Plan is to assure the
priority for coastal-dependent and coastal-related development over other development in the Coastal
Zone, which is a constraint on residential development, particularly in areas on or near the shoreline.
The Coastal Land Use Plan indicates that areas within the Coastal Zone designated for residential use
include senior citizen housing facilities (whose occupancy is limited to senior persons, as defined by
state or federal law). In addition, the Coastal Land Use Plan contains restrictions applicable to twelve
sensitive habitat areas that limit potential residential development areas and that control and regulate
locations on new buildings and structures to ensure (to the extent practical) preservation of unique
natural resources and to minimize alteration of natural land forms along bluffs and cliffs.
Mello Act
In 1981, the California Legislature enacted SB 626 (Mello), which added Government Code
Section 65590 and eliminated certain provisions of the California Coastal Act that required local coastal
programs to include housing policies and programs; Section 65590 mandates coastal communities
require inclusion of low- and moderate-income housing as part of new residential developments and
replacement of low- and moderate-income housing eliminated as a result of demolition of existing
housing within coastal zones of those communities. On August 19, 1982, the Newport Beach City
Council adopted Council Policy P-1, establishing administrative guidelines and implementation
procedures to administer Section 65590 within the coastal zone areas of the City. This Policy now is
in the Zoning Code in Chapter 20.34 which establishes the requirement of a Coastal Residential
Development Permit for certain activities involving dwelling units within the Coastal Zone. This
permit ensures compliance with state law by maximizing low and moderate-income housing
opportunities within the Newport Beach Coastal Zone.
The Community Development Director is required to make a determination as to the applicability of
Chapter 20.34 of the Zoning Code when a property owner within the Coastal Zone proposes to
demolish or convert 11 or more dwelling units in two or more structures, or to demolish or convert
three or more dwelling units in one structure. A determination is not required for demolition or
conversion of a residential structure to establish a nonresidential use that is “coastal related” or
“coastal dependent” and that is consistent with provisions of the City of Newport Beach Local
Coastal Program Land Use Plan. In addition, a determination is not required to demolish a residential
structure declared a public nuisance or to reconstruct a nonconforming building damaged by fire,
earthquake, or other calamity when a use permit is not required.
The Newport Beach Municipal Code indicates replacement affordable units in the Coastal Zone shall
be provided on a one-for-one basis when demolition or conversion activities involve low- and
moderate-income dwelling units, if feasible. The test of feasibility shall be initially conducted at the
Housing Element standard and subsequently at progressively higher standards contained in California
State Health and Safety Code Section 50093. Furthermore, the City of Newport Beach and the owner
of the low- and moderate- income dwelling units provided are required to enter into an affordable
housing agreement (to be recorded against the property) governing the dwelling units.
Senior citizen housing facilities may require higher dwelling unit limits than normally allowed in the
Municipal Code. Such higher dwelling unit limits are allowed and are consistent with the Local Coastal
Program when a finding can be made that the use is a particular benefit to the City and that traffic
generated by the project is not greater than the predominant use allowed in the area. Senior citizen
housing facilities must conform to floor area limits of applicable residential zone(s).
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-92
California Environmental Quality Act
The California Environmental Quality Act (CEQA) was enacted in 1970, and requires governmental
agencies that propose to approve projects to undertake analysis of environmental impacts resulting
from those projects.
The CEQA process can be lengthy, and project delays can increase costs to developers. Likewise,
costs to prepare environmental documentation necessary to satisfy CEQA can be quite high, and
traditionally is borne by the project applicant.
The CEQA process particularly affects Newport Beach due to rich natural resources in the area.
Concern for protection of natural resources within Newport Beach has in the past required, and will
continue to require, modifications to intensity of residential development and design of projects. The
City environmental review process is responsive, well coordinated, and meets CEQA requirements.
Review of this environmental reporting process for purposes of preparation of this Element illustrates
it is not excessive or overly restrictive according to state law.
Building Codes and Enforcement
Building codes regulate new construction and rehabilitation, and are designed to ensure adequate
protection against fire, structural collapse, unsanitary conditions, and other safety hazards. The City
Council adopted the 2010 edition of the California Codes.
These building codes establish minimum standards for construction to protect the health, safety, and
welfare of citizens. These codes and regulations are based on uniform standards and are applied
throughout the region and therefore are not considered to significantly impact construction costs or
constrain the provision of housing for person with disabilities. State energy conservation regulations,
which are cost effective in the long term, may add to construction costs.
Impact Fees
The role fees play in constraining production of housing is difficult to measure, although fees can
affect housing prices in certain markets. The theory behind fees is that new development should bear
its own costs and these costs should be spread equitably among new development. State law requires
fees bear a reasonable relationship to actual costs incurred by a city. However, fees may add
significantly to the cost of a housing unit. To offset the cost of constructing housing units, the
Newport Beach City Council adopted a program that allows for the waiver of fees when affordable
housing units are proposed. In addition the Municipal Code allows for the waiver of fair share trip
fees. The in-lieu housing fee was established as a component of the City’s Inclusionary Housing
Policy that has been eliminated from the current Housing Element; therefore, the in-lieu housing fee
will no longer be applicable to future developments and eliminates a potential constraint. The City of
Newport Beach fees for discretionary applications are compared to discretionary application fees of
various nearby cities in Table H36 and Table H37.
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Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-93
Table H36 Comparison of Permit Fees—Nearby Jurisdictions
Jurisdiction General Plan
Amendment Zone Change Parcel Map Variance
Costa Mesa $3,560 $1,910 $1,445 $1,685
Huntington
Beach
$24,890 (minor)
$46,581 (major)
$8,429 (minor)
$15,163 (major) $4,638 $2,923
Irvine $128/hr; $12,000
deposit
$128/hr;
$12,000 deposit
$128/hr;
$4,000 deposit $128/hr; $1,500 deposit
Laguna Beach $2,625 + actual costs
over min.
$1,945 + actual
costs over min.
$1,940 + $645/lot+ actual
costs over min.
$525+$1.50/$100 permit value
above $35,000
Newport
Beach
$166/hr; $7,500
deposit
$166hr;
$7,500 deposit $3,164 $166/hr;
$5,000 deposit
Orange
County $10,000 deposit $10,000 deposit $5,000 $5,000
SOURCE: City Planning Divisions 2012, January
Table H37 Additional City Fees
Transportation Corridor Fee*
Zone A:
Single-Family
Zone A:
Multi-Family
Zone B:
Single Family
Zone B:
Multi-Family
$4,775 $2,781 $3,698 $2,158
Fair Share Trip Fee Single-Family Detached
$2,122
Single-Family Attached
$1,659
Apartment
$1,254
Senior $771
Mobile Home
$1,157
In-Lieu Park Fee $26,125 per dwelling unit
In-Lieu Housing Fee** $22,359 per dwelling unit
Newport-Mesa Unified School
District Fee $1.84 per square foot
SOURCE: City of Newport Beach Planning and Building Divisions 2012, January
*Applies to all development in the San Joaquin Hills Transportation Corridor Agencies Area of Benefit
**No longer applicable
Development Review Process
All residential development in the City requires review to determine compliance with the City’s
development regulations and guidelines. The development review process may require a discretionary
approval as part of the process and may include actions such as zone change, modification permit or
use permits. The City’s review procedures are considered efficient with typical zone change requests
reaching completion in as few as 90 days if no environmental impact report is required. An
Environmental Impact Report may require up to one year before a decision is rendered, which is
within the time frame established by state law. Use Permits and subdivision maps typically can be
approved in six to eight weeks, provided an environmental impact report is not required. Planning
Commission decisions on maps, and use permits are final unless appealed within 14 days of the date
of decision to the City Council, or unless a member of the City Council within 14 days of the date of
decision requests to review the Planning Commission decision. Zone Changes require City Council
action. For applications that are more routine or minor in nature, such as modification permits, minor
use permits, and minor mapping requests (parcel maps for condominiums), the Zoning Administrator
is the review authority and applications are processed in a shorter time frame with reduced application
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Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-94
fees. The City’s policy is that building permit plan checks take a maximum of four weeks for first
review.
It should be noted that the City does not impose a design review process. The lack of this procedure
further lends to an expeditious approval process.
Modification Permits
The City has a process to obtain a “Modification Permit.” Whenever strict interpretation of the
Zoning Code precludes reasonable use of a property, a modification permit may be issued to deviate
from the standards of the Code relating to building setbacks, size, and location of parking spaces,
structural appurtenances or projections that encroach into setbacks, and related matters. A public
hearing before the Zoning Administrator is typically not set more than 30 days after a completed
application is deemed complete by Planning Division.
Use Permit (Conditional and Minor)
Conditional use permits and minor use permits are required for certain use classifications typically
having unusual site development features or operating characteristics requiring special consideration
to ensure compatibility with adjacent properties. For a conditional use permit a noticed public hearing
is held by the Planning Commission or a Hearing Officer within 60 days after accepting a complete
application. The Planning Commission has the authority to approve, conditionally approve, or deny
applications for conditional use permits. Minor use permits require a less extensive review and a
noticed public hearing is typically held by the Zoning Administrator within 30 days after an
application is deemed complete. The Zoning Administrator has the authority to approve,
conditionally approve, or deny applications for minor use permits.
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Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-95
Housing for Persons with Disabilities
Building Codes
The City implements and strictly enforces Chapter 11 of the California Building Code, which
establishes regulations for new multi-family construction projects pertaining to access and adaptability
for persons with disabilities. These codes and regulations are based on uniform standards and are
applied throughout the region and therefore are not considered a constraint. Although Chapter 11 of
the California Building Code pertains only to new multi-family projects of three or more units, staff
currently processes any and all voluntary proposals of ADA retrofits. If for any reason an applicant
should request an accommodation to the code for reasons related to a disability, the Building Division
is willing to closely examine the special needs of the applicant and consider a hardship request or an
alternative material, design, and methods of construction request.
Information Regarding Accommodation for Zoning,
Building Codes, and Permit Processing
In an effort to remove regulatory constraints for persons with disabilities, the City provides the
following accommodations to zoning standards, application of building codes, and permit processing
for housing with persons with disabilities.
Reasonable Accommodations
In 2008, and in accordance with federal and state fair housing laws, the City adopted an ordinance
creating the Reasonable Accommodations Chapter (Chapter 20.52.070) of the Zoning Code. The
Chapter provides procedures for obtaining reasonable accommodation from the City’s zoning and
land use regulations, policies, and practices when necessary to provide an individual with a disability
an equal opportunity to use and enjoy a dwelling. With a reasonable accommodation, a group of
disabled individuals can reside in any district zoned for residential use within the City, even if they are
not living as a single housekeeping unit. Prior to the adoption of the ordinance, the City did not have
a reasonable accommodations process, and requests would have required either a use permit (for
residential care facilities for seven or more residents), or the application of a variance or modification
permit in order to obtain relief from Zoning Code standards. The Chapter ensures that reasonable
accommodation requests are processed efficiently without imposing costs on the applicant. The City
does not assess a fee for reasonable accommodation requests. Although a public hearing is required,
the matter is heard before a Hearing Officer rather than the Planning Commission, which helps
expedite processing.
Request for Hardship or Request for Alternative Materials, Design, and Methods of
Construction
The City allows residential retrofitting to increase the suitability of dwellings for persons with
disabilities in compliance with accessibility requirements. Further, the Building Division has a process
to approve hardship requests, as well as requests for alternative materials, design, and methods of
construction when compliance to the strict letter of the building codes is impractical. This process
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Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-96
ensures that application of the Building Code does not create a constraint on housing. These requests
may be approved by the Building Official and Fire Marshall, or their designated agent, if he/she
determines that unique characteristics or conditions exist that make compliance with the strict letter
of the Code impractical and equivalency is provided. The resulting condition must be in conformance
with the spirit and purpose of the Code provisions involved and such modification may not
compromise fire protection, structural integrity or occupant safety. The review of the request is based
upon a written report that must be submitted by the applicant describing the alternate proposal along
with applicable data.
Assistance to Persons with Disabilities
In April 2013, City Hall was relocated to a newly constructed facility that is fully accessible to persons
with disabilities. In addition, permit technicians are continually available to assist persons with
disabilities in completing forms and applications, submitting and issuing permits, and the processing
of plans. Engineers, planners, inspectors, and other staff will accommodate disabled persons with any
inquiries or assistance requested. Furthermore, all information and applications related to permit
processing, including development standards and applications, are available on the City’s website
minimizing the number of visits to the City that would be required for information and permit
processing.
Zoning and Other Land Use Regulations
Zoning
As part of the preparation of an Analysis of Impediments to Fair Housing Choice, which is required
for receipt of Community Development Block Grant (CDBG) funds, the City has conducted a
comprehensive review of its zoning standards, policies and practices for compliance with fair housing
laws. The City has not identified any zoning or other land-use regulatory practices that could
discriminate against persons with disabilities or impede the availability of such housing for these
individuals.
Examples of the ways in which the City facilitates housing for persons with disabilities through its
regulatory and permitting processes include but are not limited to:
■ The City defines “family” or “single housekeeping units” in such a way that does not have the
effect of discriminating against unrelated individuals, or individuals with disabilities who reside
together in a congregate or group living arrangement.
■ The Zoning Code does not distinguish housing for persons with disabilities who are residing
as a single housekeeping unit from any other residential use in which individuals are residing
as a single housekeeping unit.
■ Through use permits and reasonable accommodations, the Zoning Code permits disabled
individuals not living as a single housekeeping unit to reside in residential zones where all
other groups not living as a single housekeeping unit are prohibited.
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Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-97
Group Home Ordinance
On January 22, 2008, the City Council approved Ordinance No. 2008-5 with the intent of maintaining
zoning protections for residential districts while benefiting disabled persons who wished to live in
those districts. Ordinance No. 20078-5 allows disabled persons to live in residential districts in
residential care facilities, while prohibiting all other groups not living as single housekeeping units
from residing in residential districts. The term “group home” as used by HCD is interchangeable with
the City’s definition of a “residential care facility.” The purpose of the Ordinance is to ensure that the
residential care facilities are operated in a manner consistent with the residential character of
surrounding neighborhoods, do not recreate an institutional environment that would defeat the
purpose of community-based care, and that residential care facilities serving the disabled are operating
in compliance with City and state laws and regulations. To achieve these purposes and to provide
disabled persons with an equal opportunity to use and enjoy a dwelling in the City’s residential zoning
districts and in recognition of the services that may be required by the disabled, the Ordinance
regulates residential care facilities as follows:
■ Licensed residential care facilities for six or fewer persons (not living as a single housekeeping
unit) are permitted by right in all residentially-zoned districts, in accordance with state law, and
are treated as single family residential uses.
■ Licensed residential care facilities with seven or more residents (not living as a single
housekeeping unit), and unlicensed residential care facilities, may be established in the MFR
district with a use permit, or in any residential district through a reasonable accommodation. It
is important to note that these types of facilities are the only groups not living as a single
housekeeping unit that may be established in a residential district. Other types of group
residential uses occupied by two or more persons not living as a single housekeeping unit (i.e.
boarding houses, dormitories, fraternities, sororities, and private residential clubs) are not
permitted within residential districts. By providing an opportunity to establish residences with
a use permit or reasonable accommodation to disabled groups only, the code gives more
favorable treatment to disabled groups not living as single housekeeping units than it gives to
non-disabled groups that are not living as a single housekeeping unit. Therefore, groups of
disabled individuals are distinguished only to the extent they are treated preferentially.
■ The Zoning Code requires specific parking requirements for residential care facilities which
may be less or more stringent than the standard residential parking requirements depending
on the number of client beds. If a residential care facility operator wants a reduction in the
number of required parking spaces, he or she may apply for a reasonable accommodation
from the parking requirements, or request a lower on-site parking requirement in its use
permit application. If findings can be made that parking demand is less than required by code,
and that the long-term occupancy of the building will not generate an additional parking
demand, the request can be granted.
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Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-98
Housing Plan: Goals, Policies, Quantified Objectives, and
Programs
Analyses contained in previous sections of this Housing Element provide the basis for the Newport
Beach Housing Plan, which is comprised of housing goals, policies, and programs. The plan places
emphasis on providing adequate opportunity for satisfaction of the City’s Regional Housing Needs
Assessment (RHNA) requirement and preservation and/or replacement of the City’s existing lower-
income housing stock that is at risk of converting to market-rate rental units.
The special needs populations most evident within Newport Beach and most easily quantifiable by
United States Census of Population and Housing are seniors, the disabled, and female-headed
households. Many of those Policies and Programs in this Housing Plan focus on providing housing
opportunities for the dominant Special Needs population—senior citizens (those 65 years of age and
older). Senior citizens comprise a large component of the total special needs population and have, as a
group, many who are disabled, as well as live at or below the poverty level.
Goals and policies contained in this Housing Plan address the City of Newport Beach’s anticipated
housing needs during the tenure of this Housing Element (2014–2021) and are implemented by a
series of Housing Policies and Programs. These Policies and Programs prescribe specific actions the
City of Newport Beach will take during the tenure of this Housing Element. The Housing Plan set
forth in this Housing Element contains an annotated description of future actions for each Housing
Program policy, the Program funding source, responsible agency, and time frame for implementation.
GENERAL REVIEW OF 2008–2014 HOUSING ELEMENT
AND HOUSING ACTIVITIES
California state law requires the City Housing Element be reviewed as frequently as appropriate and
that it be revised appropriately to reflect results of the review. The last comprehensive revisions of the
Newport Beach Housing Element were completed in 2006 that reflected changes in the City’s Land
Use Plan, with a subsequent update in 2011 for consistency with state housing law and approval by
HCD. All the following must be evaluated during a review of the Housing Element:
■ Appropriateness of housing goals, policies, and programs in contributing to attainment of the
state housing goal
■ Effectiveness of the Housing Element in attainment of the community housing goals
■ Progress of the City in implementation of the Housing Element
■ When a City has land within the California Coastal Zone, review of its Housing Element must
consider housing pursuant to coastal requirements. This evaluation must include the following:
Number of new housing units approved for construction within the Coastal Zone after
January 1, 2000
Number of housing units required to be provided in new housing developments within the
Coastal Zone or within three miles of the Coastal Zone for persons and families of low- or
moderate-income, as they are defined in Section 50093 of the Health and Safety Code
Number of existing residential dwelling units in the Coastal Zone that have been authorized
to be demolished or converted since January 1, 1992, that were occupied by persons or
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Newport Beach General Plan 5-99
families of low or moderate income, as defined in Section 50093 of the Health and Safety
Code
Number of residential dwelling units required for replacement of units authorized to be
demolished or converted that were occupied by persons or families of low or moderate
income, as defined in Section 50093 of the Health and Safety Code; location of replacement
units on site, elsewhere within the locality’s jurisdiction within the Coastal Zone, or within
three miles of the Coastal Zone within the locality’s jurisdiction, must also be designated in
the review
In the course of administering the Housing Element and preparing the updated 2006–2014 Housing
Element, the City determined that the previously adopted goals and policies continue to contribute to
the attainment of California state housing goals as well as the housing goals of Newport Beach. As a
result, most of those goals and policies have been retained to facilitate attainment of the 2014–2021
City housing goals. Specific Housing Programs that have not been effective have been revised or
deleted.
2006-2014 Regional Housing Needs Assessment Review
According to the Regional Housing Needs Assessment (RHNA) for the Housing Element cycle of
2008-2014, SCAG estimated that the City needed to target its housing unit production to
accommodate 1,769 new housing units. In addition, the City was required to carry over the
unaccommodated portion of the RHNA from the prior planning period pursuant to Government
Code Section 65584.09. As a result, an additional 145 units were added to the 1,769 units, for a total
housing need of 1,914 units.
The distribution of these new units according to income was as follows: Very Low Income
(451 units), Lower Income (319 units), Moderate Income (442 units), and Above-Moderate Income
(702 units).
Table H38 summarizes the total RHNA construction need by income, calculated through the RHNA
process for the 2006–2014 projection period.
Table H38 Total RHNA Construction Need by Income, 2006-2014
Very Low
(0–50% MFI)
Low
(51–80% MFI)
Moderate
(81–120% MFI)
Above Moderate
(120%+MFI) Total
451 319 442 702 1,914
24% 17% 23% 36% 100%
The Planning Division maintains a detailed Permit Activity Report for each calendar year that
provides the total number of building permits for new and demolished dwelling units. The report
includes new units constructed within Newport Coast. Using this data, staff has created Table H39
illustrating the total number of new additional units that were constructed during the RHNA period
of 2006 to 2012. These figures exclude existing units added to the City’s housing stock through
annexations.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-100
Table H39 Total Number of New Additional Housing Units Constructed
Calendar Year
During Period 2006-2012
New Units Demolished Units Total Additional Units
2006 372 163 209
2007 378 150 228
2008 227 96 131
2009 174 128 46
2010 122 84 38
2011 59 46 13
2012 88 75 13
Total 1,420 742 678
SOURCE: City of Newport Beach, 2006-2012 Planning Activity Reports
The City issued and inspected a total of 1,420 permits for new or replacement housing between 2006-
2012, with a net increase of 678 additional dwelling units (including six senior accessory dwelling
units). With exception of the six senior accessory dwelling units, the new units are assumed to be
affordable to above-moderate income households. The downturn in the economy and decline of
home prices significantly affected housing production during the planning period. However,
development applications were approved for over 3,260 new housing units during the planning period
(including City approval of Banning Ranch), a majority of which would likely be permitted and
constructed during the 2014-2021 planning period. Each of these development applications include
provisions for affordable housing production or payment of housing in-lieu fees that will ultimately
assist in the development and preservation of affordable housing during the current planning period.
Attainment of Community’s Housing Goals
The Orange County Business Council has, again, recently ranked Newport Beach as one of top cities
in the County that has produced workforce housing, and that includes housing policies that will
enable continued construction of workforce housing. The Orange County Business Council’s 2012
Workforce Housing Scorecard provides a comprehensive evaluation of the current and future state of
Orange County’s housing supply and demand. This study examines the past, present, and future of
the County’s housing by analyzing homes constructed, currently available and planned from 1991–
2035. The report ranked Newport Beach as among the study’s top ten performing cities in Orange
County that have created new jobs and the necessary supply of homes to serve the related workforce,
both currently and in the future. Of Coastal cities, Newport Beach was ranked within the top two.
Newport Beach’s relatively high rank was the result of a high score in the following four areas:
1. Number of jobs—Promotion of job growth
2. Housing unit density—The study rewards cities that embrace higher density mixed-use
development policies and penalizes cities that are less hospitable
3 Housing growth—Promotion of housing growth
4. Jobs to Housing Ratio—The study rewards cities for past balanced jobs/housing growth, in
addition to plans for the future
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-101
In addition, the City took the following actions to implement its Program objectives in 2006–2012:
■ The City received and spent approximately $2.2 million of Community Development Block
Grant (CDBG) funds. Funds were used to support a variety of housing services including fair
housing, homeless housing, supportive services, and services for single women and children.
■ The City continued to participate in County of Orange programs that provided housing and
social services for special needs populations.
■ A comprehensive General Plan update was completed in 2006 which included substantial
community outreach. Since the City is largely built out, most of the options considered involved
the re-designation of some commercial/office/industrial areas for residential or mixed
residential/commercial uses. Of these, properties in the Airport Area and Newport Center have
been identified as having the highest potential to yield new dwelling units.
■ The City collected housing in-lieu fees in the amount of $656,142 from developers of market-
rate residential projects that will be used for affordable housing projects in the City.
■ The City permitted a total of six senior accessory dwelling “granny” units.
■ Two affordability covenants expired in 2011 and 2012. The Baywood apartment complex (part
of The Bays apartment complex) included 14 low- and 14 moderate-income units. The
Newport North apartment complex contained 18 low-income units. The City initiated
conversations with the property owner of both apartment complexes to discuss preservation
options; however, the property owner ultimately indicated their desire to allow the affordability
covenants to expire. The City also considered using in-lieu housing funds to preserve these
units; however, the amount of funds available at the time was determined to not be sufficient to
subsidize the units long-term. The City worked with the property managers to get information
to the tenants regarding other affordable housing options within the City and surrounding
areas.
■ Although the original affordability covenants discussed above expired, an Affordable Housing
Implementation Plan for the North Newport Center Planned Community project was approved
in 2007, and amended in 2012, and requires the property owner to provide new affordability
covenants on existing units within The Bays apartment complex for a period of 30 years for
either 52 very low-, 79 low-, or 105 moderate-income households. The new covenants are
anticipated to be recorded in 2014/2015.
■ The City assisted with the preservation of the Seaview Lutheran Plaza apartments, a 100-unit
affordable senior apartment development. The development serves residents who are over the
age of 62 and also a limited number of mobility-impaired residents over the age of 18, all of
whom have extremely low- and very low-incomes. The project was considered to be at-risk
during the planning period due to a deteriorating water delivery system. A break in the water
delivery system occurred in November of 2008 as a result of electrolysis/corrosion and caused
major damage to several of the apartments, and became an eminent concern for the health and
safety of the residents. The replacement of the deteriorated water delivery system was necessary
to comply with current Code requirements, and to prevent further damage to the building and
the displacement of its residents. To assist with the needed repairs of the water delivery system
and preserve this supply of affordable rental units, in 2009, the City granted $140,000 from the
Affordable Housing Fund to the owner of the Seaview Lutheran Plaza Apartments. In
exchange for the monetary assistance, the owner agreed to extend the affordability of its units
for a total period of 30 years (March 2039).
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-102
■ The City registered as a Qualified Preservation Entity with HCD and receives notices from all
owners intending to opt out of their Section 8 contracts and/or prepay their HUD insured
mortgages. This action provides the City opportunity to consult with property owners and
potential preservation organizations regarding the potential use of CDBG funds and/or
affordable housing fund monies to preserve affordable housing in those developments.
■ Approval of four Affordable Housing Implementation Plans in conjunction with the approval
of the following projects:
Santa Barbara Condominiums (79 units)- AHIP amended February 2012, to
require the payment of in-lieu housing fee in the amount of $1.2 million into the
City’s Affordable Housing Fund. Payment of the fee is due upon issuance of
building permits for the project (estimated in 2013 and 2014).
North Newport Center Planned Community Development Plan (524 units)- AHIP
amended July 2012, to require the recordation of affordability covenants on
existing market-rate rental units to maintain rents affordable for a period of 30
years to either 52 very low-, 79 low-, 105 moderate-income households, or a
combination of units. Affordable housing agreements to be recorded based on
phased schedule, in conjunction with the issuance of certificates of occupancy for
the market-rate units in the project (estimated 2014/2015).
Banning Ranch (1,375 units)- AHIP approved July 23, 2012 (pending Coastal
Commission approval), which includes a requirement that 15 percent of the units
be affordable to either very low-, low-, or moderate-income households. A
minimum of 50 percent must be constructed onsite, with alternative development
options for the other 50 percent. Units must remain affordable for a period of 30
years.
Uptown Newport (922 units + 322 density bonus units)- AHIP approved March
12, 2013, requires that either 11 percent (102 units) of the units be rented at very
low-income rates or 20 percent (185 units) of the units at low-income rates. Units
must remain affordable for a period of 30 years. Alternatively, 40 percent (369
units) of the units may be sold at an affordable price for moderate-income
households. A combination of these income groups can also be accommodated.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-103
2008-2014 Housing Element Program Accomplishments
Table H40 provides a summary of housing program accomplishments by program since 2006,
consistent with the beginning of the 2006-2014 RHNA projection period.
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Goal HI Quality residential development and preservation, conservation, and appropriate redevelopment of housing stock.
Program 1.1.1 Improve
housing quality and prevent
deterioration of existing
neighborhoods by strictly
enforcing building code
regulations and abating code
violations and nuisances.
Ongoing
The California Building Code is adopted and continually
enforced by the Building and Code Enforcement Divisions.
The Water Quality and Code Enforcement Division continually
administered an enforcement program to correct violations of
municipal codes and land use requirements.
A quarterly report on code enforcement activities is kept on file
at the City.
This program remains
appropriate.
Program 1.1.2 Participate
with the Orange County
Housing Authority and
Housing and Community
Development Division in their
administration of rehabilitation
loans and grants for low- and
moderate-income
homeowners and rental
property owners to encourage
preservation of existing City
housing stock.
Ongoing
The City staff attends OCHA’s City’s Advisory Committee
meetings to keep up to date on rehabilitation programs offered
by the County.
This program is very
similar to HP 4.2.1; the
two programs will be
consolidated into revised
Housing Program 1.1.2.
The objective will also be
revised to utilize Code
Enforcement as a
resource to identify those
homeowners who may be
in need.
Program 1.1.3 Require
replacement of housing
demolished within the Coastal
Zone when housing is or has
been occupied by very low–,
low-, and moderate-income
households within the
preceding 12 months. The
City shall prohibit demolition
unless a Coastal Residential
Development Permit has been
issued. The specific
provisions implementing
replacement unit requirements
are contained in the Municipal
Code.
Ongoing
Chapter 20.34 of the Zoning Code, “Conversion or Demolition
of Affordable Housing,” establishes the standards and
requirements to implement this program.
This program remains
appropriate. The program
has been revised to
eliminate the reference to
a Coastal Residential
Development Permit,
which no longer exists.
The Municipal Code now
requires a review of
applicability by the
Community Development
Director.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-104
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Goal H2 A balanced residential community, comprised of a variety of housing types, designs, and opportunities for all social
and economic segments.
Program 2.1.1 Maintain rental
opportunities by restricting
conversions of rental units to
condominiums unless the
vacancy rate in Newport
Beach for rental housing is an
average 5 percent or higher
for four (4) consecutive
quarters, and unless the
property owner complies with
condominium conversion
regulations contained in
Chapter 20.83 of the Newport
Beach Municipal Code.
Ongoing
A vacancy rate survey is completed every quarter to monitor
consistency with this policy.
This program remains
appropriate, but will be
updated for consistency
with the current
Subdivision Code.
Program 2.1.2 Take all
feasible actions, through use
of development agreements,
expedited development
review, and expedited
processing of grading,
building and other
development permits, to
ensure expedient construction
and occupancy for projects
approved with low- and
moderate-income housing
requirements.
Ongoing
Planning staff continually evaluates all proposed affordable
housing projects for potential incentives, including expedient
processing of permits.
The Santa Barbara Condominium project which included an
AHIP was provided expedited review of development plans.
North Newport Center Planned Community project which
included a development agreement with an AHIP was provided
expedited review of development plans.
This program remains
appropriate.
Program 2.1.3 Participate
with the County of Orange in
the issuance of tax-exempt
mortgage revenue bonds to
facilitate and assist in
financing, development and
construction of housing
affordable to low and
moderate-income households.
Ongoing
The issuance of tax-exempt mortgage revenue bonds is project
driven. The developer typically applies for the bonds.
The City will encourage the use of such bonds and inform
affordable housing developers of their availability.
This program remains
appropriate.
Program 2.1.4 Conduct an
annual compliance-monitoring
program for units required to
be occupied by very low–,
low-, and moderate-income
households.
Ongoing
The City retains a consulting firm that provides an annual
compliance monitoring report for the City’s income qualified
units.
This program remains
appropriate.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-105
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 2.1.5 Provide
entitlement assistance,
expedited entitlement
processing, and waive
application processing fees for
developments in which 5
percent of units are affordable
to extremely low-income
households. To be eligible for
a fee waiver, the units shall be
subject to an affordability
covenant for a minimum
duration of 30 years. The
affordable units provided shall
be granted a waiver of park in-
lieu fees (if applicable) and
traffic fair share fees
Ongoing
In 2009, the City provided permitting assistance and granted
$140,000 to Seaview Lutheran Plaza Apartments for needed
repairs of the water delivery system and to assist in the
preservation of 100 extremely low- and low-income senior
apartment units.
No other projects that provide assistance to extremely-low
income households were proposed.
This program remains
appropriate.
Program 2.1.6 Affordable
housing developments
providing units affordable to
extremely low-income
households shall be given the
highest priority for use of
Affordable Housing Fund
monies.
Ongoing
In 2009, the City provided permitting assistance and granted
$140,000 to Seaview Lutheran Plaza Apartments for needed
repairs of the water delivery system and to assist in the
preservation of 100 extremely low- and low-income senior
apartment units.
This program remains
appropriate
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-106
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 2.2.1 Require a
proportion of affordable
housing in new residential
developments or levy an in-
lieu fee. The City’s goal over
the five-year planning period
is for an average of
15 percent of all new housing
units to be affordable to very
low–, low-, and moderate-
income households. The City
shall either (a) require the
payment of an in-lieu fee, or
(b) require the preparation of
an Affordable Housing
Implementation Plan (AHIP)
that specifies how the
development will meet the
City’s affordable housing goal,
depending on the following
criteria for project size:
1. Projects of 50 or fewer
units shall have the option
of preparing an AHIP or
paying the in-lieu fee.
2. Projects where more than
50 units are proposed
shall be required to
prepare an AHIP.
Implementation of this
program will occur in
conjunction with City approval
of any residential discretionary
permits or Tentative Tract
Maps. To insure compliance
with the 15 percent
affordability requirements, the
City will include conditions in
the approval of discretionary
permits and Tentative Tract
Maps to require ongoing
monitoring of those projects.
On May 11, 2010, the City Council adopted Ordinance No.
2010-9 adding a new chapter to the City’s Subdivision Code
implementing Housing Program 2.2.1 of the prior Housing
Element. The Chapter provides the specific requirements
necessary to implement the Housing Program. Pursuant to the
City’s Subdivision Code, projects are required to pay the in-lieu
fee or prepare an AHIP.
Since January 1, 2006, the City has collected housing in-lieu
fees in the amount of $656,142.
The City has approved AHIPs for the following projects:
Banning Ranch, North Newport Center Planned Community,
Santa Barbara Condominiums, and Uptown Newport.
Implementation of these AHIPs has the potential to result in the
development or conversion of up to 680 affordable units. See
Page 5-102 for summary of AHIPs.
No longer necessary to
achieve housing goals and
has been removed.
Since the adoption of the
ordinance, several members
of the development
community, including the
Building Industry Association
of Orange County, argued
that the inclusionary housing
requirements are a barrier to
the production of housing due
to increased costs. The City
has also since pursued other
programs to help facilitate the
development of the City’s
existing and projected
housing needs, such as the
adoption of Residential
Development Overlay
standards in the Newport
Place Planned Community
District of the Airport Area,
promotion of density bonuses
and promotion of senior
accessory dwelling unit
allowances. The City is also
projected to have a fund
balance of $4.5 million by
fiscal year 2014, from
previously approved projects
subject to the inclusionary
ordinance. This fund will
assist with the production,
rehabilitation, or preservation
of affordable housing during
this planning period. Lastly,
the City’s RHNA allocation for
the 2014-2021 planning
period has also been
significantly reduced, with a
total projected housing need
of five units. Based on the
increased financial
constraints due to the
inclusionary housing program
and the availability of other
programs and resources for
the production of affordable
housing, it has been
determined that it is
appropriate to remove the
inclusionary housing program
at this time.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-107
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 2.2.2 Periodically
review the City’s Inclusionary
Housing In-lieu fees to ensure
it is adequate to support the
development of affordable
projects.
The City’s Inclusionary Housing in-lieu fees have been adjusted
annually based on change in new home prices. Since its formal
adoption in 2010, the initial $18,500 in-lieu fee amount has
fluctuated as follows:
2011: $20,554
2012: $20,513
2013: $22,359
This program is no longer
necessary due to the
elimination of the City’s
Inclusionary Housing
Policy. See former
Program 2.2.1 discussion
above.
Program 2.2.3 Develop a
brochure of incentives offered
by the City for the
development of affordable
housing including fee waivers,
expedited processing,
Inclusionary Housing
requirements, and density
bonuses and other incentives.
Provide a copy of this
brochure at the Planning
Counter, the website and also
provide a copy to potential
developers.
Complete. Brochure provided on the City website and in public
lobby. Periodically update to provide current information.
Program to be revised to
maintain brochure and to
eliminate reference to
Inclusionary Housing
requirements. The
program number has
changed to Program 2.2.3.
Program 2.2.4 The City shall
provide more assistance for
projects that provide a higher
number of affordable units or
a greater level of affordability.
At least 15 percent of units
shall be affordable when
assistance is provided from
Community Development
Block Grant (CDBG) funds or
the City’s in-lieu housing fund.
Ongoing
The City will provide financial assistance based on a project by
project analysis, depending on need and overall project merits.
The City continues to participate in this Housing Program. In
2009 the City granted $140,000 to Seaview Lutheran Plaza
Apartments to assist in the preservation of 100 extremely low
and low-income senior apartment units.
This program remains
appropriate. The program
number has changed to
Program 2.2.2.
Program 2.2.5 For new
developments proposed in the
Coastal Zone areas of the
City, the City shall follow
Government Code
Section 65590 and Title 20.
Ongoing
The City continues to implement the provisions of Chapter
20.34 of the Zoning Code (Low and Moderate Income Housing
within the Coastal Zone). Since 1992, 24 affordable units were
permitted in the coastal zone plus 119 at Bayview Landing.
This program remains
appropriate. The program
number has changed to
Program 2.2.3.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-108
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 2.2.6 All required
affordable units shall have
restrictions to maintain their
affordability for a minimum of
30 years.
Ongoing
The City continues to include this affordability restriction as a
standard condition on all affordable housing projects, unless an
otherwise longer affordability covenant is agreed upon.
A comprehensive affordable housing ordinance has been
adopted which clearly specifies all conditions for incentives,
including the minimum affordability period of 30 years.
Three Affordable Housing Implementation Plans were approved
and require the actual construction or conversion of units
include 30 year affordability restrictions.
In 2009, in exchange for the monetary assistance for needed
repairs of the water delivery system, the property owners of the
Seaview Lutheran Plaza Apartments agreed to an affordability
covenant restricting the rents for a period of 30 years.
This program remains
appropriate. The program
number has changed to
Program 2.2.4.
Program 2.2.7 Advise and
educate existing landowners
and prospective developers of
affordable housing
development opportunities
available within the Banning
Ranch, Airport Area, Newport
Center, Mariners’ Mile, West
Newport Highway, and Balboa
Peninsula areas.
Ongoing
City staff continues to provide prospective developers with
information on the development opportunities and its incentive
program.
A brochure has been created and distributed that outlines
development incentives and entitlement assistance available.
The brochure is maintained at the public counter and on the
City website.
City staff has assisted developers with the preparation of four
Affordable Housing Implementation Plans (AHIP), including two
in Newport Center, one for Banning Ranch, and one in the
Airport Area. The one AHIP that was approved in the Airport
Area (Uptown Newport) includes provisions for providing
additional affordable units beyond the City’s minimum
inclusionary housing requirements in order to obtain additional
density pursuant to state density bonus laws. Between 102-369
affordable units will be constructed over time depending upon
income category.
This program remains
appropriate. The program
number has changed to
Program 2.2.5.
Program 2.2.8 Participate in
other housing assistance
programs that assist
production of housing.
Ongoing
City staff attends OCHA Cities Advisory Committee meetings to
keep up-to-date with programs that assist in the production of
housing.
Staff will inform developers of programs that are available to
assist in the production of housing for all income levels.
This program remains
appropriate. The program
number has changed to
Program 2.2.6.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-109
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 2.2.9 New
developments which provide
housing for lower income
households that help meet
regional needs shall have
priority for the provision of
available and future resources
or services, including water
and sewer supply and
services.
Ongoing
Effective January 1, 2006, local governments are required to
provide a copy of the Housing Element to water and sewer
service providers. The City has done this. Pursuant to state law,
water and sewer providers must grant priority to developments
that include housing units affordable to lower income
households.
This program remains
appropriate. The program
number has changed to
Program 2.2.7.
Program 2.2.10 Implement
Chapter 20.32 (Density
Bonus) of the Zoning Code
and educate interested
developers about the benefits
of density bonuses and
related incentives for the
development of housing that
is affordable to very low-, low-,
and moderate-income
households and senior
citizens.
Ongoing
The Uptown Newport Affordable Housing Implementation Plan
that was approved on March 12, 2013, includes provisions for
providing additional affordable units beyond the City’s minimum
inclusionary housing requirements in order to obtain a density
bonus. Of the 1,244 units approved, 322 units resulted from a
density bonus.
This program remains
appropriate. The program
number has changed to
Program 2.2.8.
Program 2.2.11 Monitor the
impact of Housing Program
2.2.1 and the City’s
Inclusionary Housing
Ordinance on the overall
production of housing within
the City. Considerations shall
include whether the
inclusionary program results
in cost shifting where the
costs of subsidizing the
affordable units is
underwritten by the
purchasers of market-rate
units in the form of higher
prices
Since the adoption of the ordinance, several members of the
development community, including the Building Industry
Association of Orange County, argued that the inclusionary
housing requirements are a barrier to the actual production of
housing and results in increased costs in market-rate housing.
This program is no longer
necessary due to the
elimination of the City’s
Inclusionary Housing
Policy. See former
Program 2.2.1 discussion
above.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-110
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 2.3.1 Study housing
impacts of proposed major
commercial/industrial projects
during the development
review process. Prior to
project approval, a housing
impact assessment shall be
developed by the City with the
active involvement of the
developer. Such assessment
shall indicate the magnitude of
jobs to be created by the
project, where housing
opportunities are expected to
be available, and what
measures (public and private)
are requisite, if any, to ensure
an adequate supply of
housing for the projected labor
force of the project and for
any restrictions on
development due to the
“Charter Section 423”
initiative.
Ongoing
In conjunction with the environmental review required under the
California Environmental Quality Act (CEQA), potential impacts
to population, housing, and employment are reviewed and
analyzed. Recent trends in development approvals have
consisted of the redevelopment of commercial and industrial
sites for residential development or mixed-use, creating new
housing opportunities in the City.
This program remains
appropriate.
Goal H3 Housing opportunities for as many renter and owner occupied households as possible in response to the demand for
housing in the City.
Program 3.1.1 Provide a
streamlined “fast-track”
development review process
for proposed affordable
housing developments.
Ongoing
The City considers “fast track” development review incentives
on a project-by-project basis.
The City’s General Plan Implementation Program encourages
code amendments and the development of incentives that
achieve General Plan goals.
This program remains
appropriate.
Program 3.1.2 When a
residential developer agrees
to construct housing for
persons and families of very
low, low- and moderate-
income above mandated
requirements, the City shall
either (1) grant a density
bonus as required by state
law or (2) provide other
incentives of equivalent
financial value.
Ongoing
The City considers density bonuses and other incentives on a
project-by-project basis. Chapter 20.32 Density Bonus is now
included in the Zoning Code. A density bonus has been granted
to the Uptown Newport project in the Airport Area. Of the 1,244
housing units approved in the project, 322 of the units are a
result of the density bonus and between 102 – 369 affordable
units will be constructed over time depending upon income
category.
This program remains
appropriate.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-111
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 3.1.3 Review and
consider in accordance with
state law, the waiver of
planning and park fees, and
modification of development
standards, (e.g., setbacks, lot
coverage, etc.) at the
discretion of City Council and
Planning Commission for
developments containing very
low, low- and moderate-
income housing.
Ongoing
Waivers and incentives are considered by the Planning
Commission and City Council on a project-by-project basis.
This program remains
appropriate.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-112
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 3.1.4 The City will
encourage and facilitate
residential and mixed-use
development on vacant and
underdeveloped sites listed in
Appendix H4 by providing
technical assistance to
interested developers with site
identification and entitlement
processing. The City will
support developers funding
applications from other
agencies and programs. The
City will post the Sites
Analysis and Inventory on the
City’s webpage and marketing
materials for residential and
mixed-use opportunity sites,
and will equally encourage
and market the sites for both
for-sale development and
rental development. To
encourage the development of
affordable housing within
residential and mixed-use
developments, the City shall
educate developers of the
benefits of density bonuses
and related incentives identify
potential funding
opportunities, offer expedited
entitlement processing, and
offer fee waivers and/or
deferrals.
Ongoing
Appendix H4 is the Sites Analysis and Inventory which identifies
sites that can be developed for housing within the planning
period and that are sufficient to provide for the City’s share of
the regional housing need allocation to provide realistic
opportunities for the provision of housing to all income
segments within the community. Appendix H4 can be found in
the Housing Element available at the Planning Division or
online at
http://www.newportbeachca.gov/index.aspx?page=173.
The City has completed the following:
1. A user-friendly Sites Analysis and Inventory is on the City’s
website.
2. A brochure is available on the web and in the public lobby
that promotes the incentives and opportunities for
affordable housing projects, which includes information of
the City’s Sites Analysis and Inventory.
3. A layer and note has been added in the City’s Geographic
Information System (GIS) to identify sites within the
inventory to assist staff in providing information to
interested developers.
Staff periodically meets with interested developers to discuss
development opportunities including density bonus and other
incentives to encourage housing development.
This program remains
appropriate. Sites Analysis
and Inventory will be
referenced as Appendix
H3 in revision. The
program number has
changed to Program 3.2.3
as a program to implement
Housing Policy 3.2.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-113
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 3.1.5 The City will
monitor and evaluate the
development of vacant and
underdeveloped parcels on an
annual basis and report the
success of strategies to
encourage residential
development in its Annual
Progress Reports required
pursuant to Government Code
65400. If identified strategies
are not successful in
generating development
interest, the City will respond
to market conditions and will
revise or add additional
incentives.
Ongoing
At this time, the City’s strategies for encouraging the
development of identified vacant and underutilized sites are
proving successful.
The City has approved development projects for the three
vacant sites identified in the Sites Inventory and Analysis:
The Banning Ranch site was approved for the
development on July 23, 2012, and would include the
development of a maximum of 1,375 residential units,
including affordable housing. The development will
require California Coastal Commission approval also.
The San Miguel site was approved for the
development of four single-unit dwelling in September
of 2010, and construction of the units was completed
in January of 2013.
The Corona del Mar site was approved for the
development of six detached residential
condominiums units on January 3, 2013.
The City has also approved two significant projects on sites
identified as underutilized:
In 2012, the City adopted an amendment to the North
Newport Center Planned Community and
development agreement to allow for the total
construction of up to 524 residential units within the
San Joaquin Plaza sub-area. These units are
anticipated to be constructed in 2014/2015. This
approval will also require that between 52 and 105
units become affordable through the application of
affordability covenants on existing units within the
Bays Apartment.
On March 12, 2013, the Uptown Newport project was
approved, which includes the development of 1,244
residential dwelling units including an affordable
housing component.
This program remains
appropriate. The program
number has changed to
Program 3.2.4 and as a
program to implement
Housing Policy 3.2.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-114
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 3.2.1 When
requested by property owners,
the City shall approve
rezoning of developed or
vacant property from
nonresidential to residential
uses when appropriate. These
rezoned properties shall be
added to the list of sites for
residential development.
Ongoing
The City continually monitors requests for zone changes of
vacant and developed properties from nonresidential to
residential, and approves when determined to be compatible
and feasible. When approved, these sites are mapped for
residential uses on both the zoning district map and General
Plan Land Use Map.
In 2012, the City adopted an amendment to the North Newport
Center Planned Community and approved an additional 79
residential units for construction with North Newport Center.
The units were created as a result of the conversion and
transfer of 79 unbuilt hotel units from the Newport Beach
Marriot site in Newport Center. As a result of the amendment,
the Development Plan now allows for the total construction of
up to 524 residential units within the San Joaquin Plaza
subarea.
This program remains
appropriate.
Program 3.2.2 Recognizing
that General Plan Policy
LU6.15.6 may result in a
potential constraint to the
development of affordable
housing in the Airport Area,
the City shall amend the
General Plan and/or establish
a waiver or exception to the
minimum 10-acre site
requirement. It is recognized
that allowing a smaller scale
development within an
established commercial and
industrial area may result in
land use compatibility
problems and result in a
residential development that
does not provide sufficient
amenities (i.e. parks) and/or
necessary improvements (i.e.
pedestrian walkways).
Therefore, it is imperative that
the proposed waiver include
provisions for adequate
amenities, design
considerations for the future
integration into a larger
residential village, and a
requirement to ensure
collaboration with future
developers in the area.
Completed
This program has been implemented with the adoption of
Ordinance No. 2012-14 that amended the Newport Place
Planned Community (PC-11) to allow residential development
that includes a minimum of 30 percent of the units affordable to
lower-income households, and also created a waiver to the 10-
acre site requirement for such projects. The remaining
properties in the Airport Area, (Koll Center and Uptown Newport
[formerly referred to as Conexant]) are larger than 10 acres and
are not constrained by the minimum 10-acre requirement. The
parcels owned by Koll total 25 acres and the parcels owned by
Uptown Newport total 26.9 acres.
This program has been
completed. The program
has been revised to
maintain the authority
under the General Plan to
waive the 10-acre site
requirement for projects in
the Airport Area that
include a minimum of 30
percent of the units
affordable to lower-income
households.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-115
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 3.2.3 The City shall
amend the Newport Place (PC
11) and Koll Center (PC 15)
Planned Community texts to
allow residential
developments that include: 1)
a minimum of 30 percent of
the units affordable to lower-
income households; and 2)
densities between 30 du/acre
and 50 du/acre consistent with
the MU-H2 General Plan land
use designation and policies
for the Airport Area. It is
recognized that adding
residential as a permitted use
where it was not allowed
previously might require
additional design attention to
integrate uses. Therefore, the
Planned Community
Amendments will add
residential uses as permitted
by right subject to a site plan
review to ensure integration
within the existing area.
The City will monitor
commercial redevelopment
within the Airport Area to
ensure sufficient residential
capacity remains to
accommodate the City’s
RHNA for lower-income
households. Should
residential capacity be
reduced to a level that cannot
accommodate the City’s
remaining need for lower-
income households citywide,
the City will identify and zone,
if necessary sufficient sites in
an alternative location to
accommodate the City’s
RHNA.
Completed
On July 24, 2012, The Newport Place PC was amended to
establish a residential development overlay where multi-unit
residential developments, which include a minimum of 30
percent of the units affordable to lower-income households, are
permitted subject to site development review. The Housing
Element Sites Inventory and Analysis identified a realistic
residential development capacity of 880 units within the
boundaries of Newport Place PC at a minimum density of 30
du/ac. At the maximum density of 50 du/ac (excluding the
potential for density bonus), these sites would have the
potential development capacity of 1,467 units. Both of these
development capacities well exceeded the City’s identified
lower-income housing need of 770 units.
On March 12, 2013, the Uptown Newport Planned Community
was created (formerly a part of the Koll Center Planned
Community) to specifically serve as a zoning document for the
construction of up to 1,244 residential units, 11,500 square feet
of retail commercial, and 2.05 acres of park space. Residential
development is a permitted use subject to site development
review. The Uptown Newport PC requires densities between 30
du/acre and 50 du/acre, consistent with the densities of the
General Plan, and allows additional density opportunities with a
density bonus. The Koll Center Planned Community text was
also amended on March 12, 2013, to remove the properties
now regulated by the new Uptown Newport Planned
Community.
With the adoption of the Uptown Newport Project and PC,
combined with the Newport Place PC Amendment, the City has
zoning in place that greatly exceeds the lower-income housing
need of 770 units. Newport Place PC was identified with a
realistic development potential of 880 units and Uptown
Newport Project has been approved for up to 924 units (1,244
units with requested density bonus); combined, the realistic
development capacity for properties in the Airport Area with
appropriate zoning in place is 1,694 units (2,124 units including
the requested density bonus).
This program has been
completed and is no
longer necessary.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-116
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Goal H4 Preservation and increased affordability of the City’s housing stock for extremely low, very low-, low, and moderate-
income households.
Program 4.1.1 Annually
contact owners of affordable
units for those developments
listed in Table H12 as part of
the City’s annual monitoring of
affordable housing
agreements to obtain
information regarding their
plans for continuing
affordability on their properties
and to encourage the
extension of the affordability
agreements for the
developments listed in Table
H12 beyond the years noted.
Ongoing
Staff maintains an updated contact list for affordable units in
conjunction with the current Housing Element. LDM Associates
(consultant) works with staff to include this in the annual
monitoring.
This program remains
appropriate.
Program 4.1.2 The City shall
register as a Qualified
Preservation Entity with HCD
to ensure that the City will
receive notices from all
owners intending to opt out of
their Section 8 contracts
and/or prepay their HUD
insured mortgages. Upon
receiving notice that a
property owner of an existing
affordable housing
development intends to
convert the units to a market-
rate development, the City
shall consult with the property
owners and potential
preservation organizations
regarding the potential use of
Community Development
Block Grant (CDBG) funds
and/or Affordable Housing
Fund monies to maintain
affordable housing
opportunities in those
developments listed in
Table H12 or assist in the
non-profit acquisition of the
units to ensure long-term
affordability.
Ongoing
The City registered the City of Newport Beach as a Qualified
Preservation Entity with HCD in 2012. When notification is
received by the City, staff will evaluate the potential use of the
Affordable Housing Fund to preserve the affordable units.
This program has been
completed and the
program will be modified
to ensure continued
implementation.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-117
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 4.1.3 Continue to
maintain information on the
City’s website and prepare
written communication for
tenants and other interested
parties about Orange County
Housing Authority Section 8
opportunities to assist tenants
and prospective tenants to
acquire additional
understanding of housing law
and related policy issues.
Ongoing
Information pamphlets informing prospective tenants and
landlords about the OCHA Section 8 program are available in
the public lobby of City Hall.
In addition, information about the Section 8 program has been
posted on the City website.
This program remains
appropriate.
Program 4.1.4 Investigate
availability of federal, state,
and local programs (including
Affordable Housing Fund
monies) and pursue these
programs if found feasible, for
the preservation of existing
low-income housing,
especially for preservation of
low-income housing that may
increase to market rates
during the next 10 years. A list
of these programs, including
sources and funding amounts,
will be identified as part of this
program and maintained on
an ongoing basis.
Ongoing
The City attends OCHA meetings and has continued to
investigate available programs and evaluate the feasibility of
participating in such programs.
This program remains
appropriate.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-118
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 4.1.5 The City shall
inform and educate owners of
affordable units of the State
Preservation Notice Law
(Government Code Section
65863.10-13), if applicable.
Pursuant to the law, owners of
government-assisted projects
cannot terminate subsidy
contract, prepay a federally-
assisted mortgage, or
discontinue use restrictions
without first providing an
exclusive Notice of
Opportunity to Submit an
Offer to Purchase. Owners
proposing to sell or otherwise
dispose of a property at any
time during the five years prior
to the expiration of restrictions
must provide this Notice at
least 12 months in advance
unless such sale or
disposition would result in
preserving the restrictions.
The intent of the law is to give
tenants sufficient time to
understand and prepare for
potential rent increases, as
well as to provide local
governments and potential
preservation buyers with an
opportunity to develop a plan
to preserve the property. This
plan typically consists of
convincing the owner to either
(a) retain the rental
restrictions in exchange for
additional financial incentives
or (b) sell to a preservation
buyer at fair market value.
Ongoing
Staff worked with LDM to create a notice to go out with the
annual monitoring of existing affordable units within the City.
After additional research is conducted by LDM to verify
applicability of the law to existing, older affordability covenants,
staff and LDM will complete the notice. Anticipated completion
is in Spring 2013.
This program remains
appropriate.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-119
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 4.2.1 Investigate the
use of federal funds to provide
technical and financial
assistance, if necessary, to all
eligible homeowners and
residential rental property
owners to rehabilitate existing
dwelling units through low-
interest loans or potential
loans, or grants to very low–,
low- and moderate-income,
owner-occupants of
residential properties to
rehabilitate existing units.
Ongoing
The City has continued to investigate available programs and
evaluate the feasibility of participating in such programs. The
City Council approved the Utility Connection Grant Program
guidelines in order to provide utility hook-up assistance to low-
income households in Newport Beach utility undergrounding
Assessment Districts. The grant program was allocated
$65,922 in Community Development Block Grant (CDBG) funds
in the 2010-2011 fiscal year; however, none of the applicants
met the minimum qualification requirements and the program
was discontinued.
This program is very
similar to HP 1.1.2. This
program will be revised to
consolidate the two
programs into a revised
Housing Program 1.1.2.
The objective will also be
revised to utilize Code
Enforcement as a
resource to identify those
homeowners who may be
in need.
Program 4.2.2 In accordance
with Government Code
Section 65863.7, require a
relocation impact report as a
prerequisite for the closure or
conversion of an existing
mobile home park.
Ongoing
City staff requires permits for all proposed conversions of
mobile home parks. Consistent with state law, a detailed
relocation impact report is a requirement for the permit.
This program remains
appropriate; however, the
program number has
changed to Program 4.1.6
as a program to implement
Housing Policy H4.1.
Program 4.2.3 Should need
arise, consider using a portion
of its Community
Development Block Grant
(CDBG) funds for
establishment and
implementation of an
emergency home repair
program. Energy efficient
products shall be required
whenever appropriate.
Ongoing
Staff continuously monitors requests for assistance and Code
Enforcement quarterly reports to determine need.
This program remains
appropriate. The program
number has changed to
Program 4.2.4.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-120
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 4.2.4 Participate as
a member of the Orange
County Housing Authority
Advisory Committee and work
in cooperation with the
Orange County Housing
Authority to provide Section 8
Rental Housing Assistance to
residents of the community.
The City shall, in cooperation
with the Housing Authority,
recommend and request use
of modified fair market rent
limits to increase number of
housing units within the City
that will be eligible to
participate in the program.
The Newport Beach Planning
Division shall prepare and
implement a publicity program
to educate and encourage
landlords within the City to
rent their units to Section 8
Certificate holders and to
make very low-income
households aware of
availability of the Section 8
Rental Housing Assistance
Program.
Ongoing
City Staff regularly attends the quarterly meetings of the OCHA
Cities Advisory Committee.
In addition, staff continually works in cooperation with the
County to provide Section 8 rental housing assistance to
residents.
Recently, the City worked with the OCHA to help disseminate
information regarding the upcoming opening of the Section 8
waiting list.
A link to the Orange County Housing Authority website has
been placed on the City website to provide information on the
Section 8 program.
City staff provides information and referrals to the Orange
County Housing Authority, as necessary, in response to
requests for information.
This program remains
appropriate; however, the
program number has
changed to Program 4.1.7
as a program to implement
Housing Policy 4.1.
Program 4.2.5 Developers
that choose to meet the
inclusionary housing
requirements of Housing
Program 2.2.1 through the
renovation and conversion of
existing off-site units in the
City to affordable units shall
be required to substantially
renovate and improve the
livability and aesthetics of the
units for the duration of the
affordability period and
include energy conserving
retrofits that will contribute to
reduced housing costs for
future occupants of the units.
Continuously implemented as housing projects are submitted. This program is no longer
necessary due to the
elimination of the City’s
Inclusionary Housing
Policy. See former
Program 2.2.1 discussion
above.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-121
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 4.2.6 Implement and
enforce the recently adopted
Water Efficient Landscape
Ordinance and Landscape
and Irrigation Design
Standards in compliance with
AB 1881 (2006). The
ordinance establishes
standards for planning,
designing, installing, and
maintaining and managing
water-efficient landscapes in
new construction and
rehabilitated projects.
Ongoing
Continuously implemented as housing projects are submitted.
This program remains
appropriate; however, the
program number has
changed to Program 4.2.1.
Program 4.2.7 Affordable
housing developments that
receive City assistance from
Community Development
Block Grant funds or from the
City’s Affordable Housing
Fund shall be required, to the
extent feasible, include
installation of energy efficient
appliances and devices, and
water conserving fixtures that
will contribute to reduced
housing costs for future
occupants of the units.
Ongoing
Continuously implemented as housing projects are submitted.
This program remains
appropriate; however, the
program number has
changed to Program 4.2.2.
Program 4.2.8 Investigate the
feasibility and benefits of
using a portion of its
Community Development
Block Grant (CDBG) funds for
the establishment and
implementation of an energy
conserving home
improvements program for
lower-income homeowners.
Ongoing This program remains
appropriate; however, the
program number has
changed to Program 4.2.3.
Program 4.2.9 Establish a
process for LEED certified
staff members to provide
development assistance to
project proponents seeking
LEED certification, which will
in turn increase the LEED
points granted to projects.
Completed
The City presently has one LEED accredited staff member who
will provide technical assistance when requested.
This program remains
appropriate; however, the
Program number has
changed to Program 4.2.4
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-122
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 4.2.10 To
encourage voluntary green
building action, the City will
institute a green recognition
program that may include
public recognition of LEED
certified buildings, payment of
a display advertisement in the
local newspaper recognizing
the achievements of a project,
or developing a City plaque
that will be granted to
exceptional developments.
Ongoing
The City presently has one LEED accredited staff member who
will provide technical assistance when requested.
The City continues to work on a recognition program with a
website that includes the identification and showcase of LEED
certified residential projects in the City.
This program remains
appropriate; however, the
program number has
changed to 4.2.5.
Goal H5 Housing opportunities for special needs populations.
Program 5.1.1 Apply for
Community Development
Block Grant (CDBG) funds
and allocate a portion of such
funds to sub-recipients who
provide shelter and other
services for the homeless.
Ongoing
Through the approved Action Plans for Fiscal year 2012-2013,
the City allocated funding to the following organizations to
preserve the supply of emergency and transitional housing:
Human Options, Families Forward, Serving People In Need
(SPIN), Share Our Selves (SOS) and Fair Housing Foundation.
The following organization has been funded to assist homeless
battered women and children: Human Options.
This program remains
appropriate.
Program 5.1.2 Cooperate
with the Orange County
Housing Authority to pursue
establishment of a
Senior/Disabled or Limited
Income Repair Loan and
Grant Program to underwrite
all or part of the cost of
necessary housing
modifications and repairs.
Cooperation with the Orange
County Housing Authority will
include continuing City of
Newport Beach participation
in the Orange County
Continuum of Care and
continuing to provide
Community Development
Block Grant (CDBG) funding.
Ongoing
This has not yet been completed. The City will conduct an
analysis of different programs and the financial feasibility of
participating in such programs. The City refers low-income
residents to Orange County for rehabilitation of mobile homes,
to Neighborhood Housing for first time buyer programs, and to
Rebuilding Together for handyman service for low-income and
senior households.
This program remains
appropriate.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-123
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 5.1.3 Permit, where
appropriate, development of
“granny” units in single-family
areas of the City.
Ongoing
Section 20.48.200 of the Zoning Code provides procedures for
the creation of granny units pursuant to Government Code
Section 65852.1, permitting them in single-family areas of the
City with the approval of a minor use permit by the Zoning
Administrator. The City approved six granny units during the
last planning period.
This program remains
appropriate. The program
will be strengthened to
promote and facilitate the
increased development of
granny units.
Program 5.1.4 Work with the
City of Santa Ana to provide
recommendations for the
allocation of HUD Housing
Opportunities for Persons with
AIDS (HOPWA) funds within
Orange County.
Ongoing
As the most populous city in Orange County, the City of Santa
Ana receives HOPWA funding from HUD on behalf of the entire
County. Authorized uses of these funds include: acquisition,
rehabilitation, conversion, or lease of facilities to provide short-
term shelter, new construction, project- or tenant-based rental
assistance, short-term rent and utility payments, and supportive
services.
Should the City wish to partner in the acquisition, development,
or rehabilitation of affordable housing for persons with
HIV/AIDS, the City may request funding at future HOPWA
Strategy meetings.
This program remains
appropriate.
Program 5.1.5 Maintain a list
of “Public and Private
Resources Available for
Housing and Community
Development Activities.”
Ongoing
City maintains a list of resources that are available for housing
and community development activities. A list of resources and
links are provided on the City’s website.
This program remains
appropriate.
Program 5.1.6 Encourage
the development of day care
centers and community parks
as a component of new
affordable housing
constructed as part of the
requirements of the City’s
Inclusionary Housing
Ordinance.
Ongoing as applications are submitted
This program remains
appropriate, but will be
revised to eliminate
reference to Inclusionary
Housing Ordinance.
Program will be revised to
publicize the opportunities
for additional incentives
when child care facility is
provided in conjunction
with a density bonus.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-124
Table H40 Detailed Housing Program Accomplishments
Program Accomplishments Appropriateness
Program 5.1.7 Amend the
Zoning Code to include a
definition of Single Room
Occupancy (SRO) Residential
Hotels and add provisions that
would permit SROs within the
commercial and office zoning
districts with the approval of a
use permit. No standard set of
conditions or use restrictions
on SROs shall be established;
instead, each application
should be evaluated
individually and approved
based upon its own merits
and circumstances.
Completed
On February 26, 2013, the City Council adopted Ordinance No.
2013-4 amending the Zoning Code implementing this program.
This program has been
completed and is no
longer necessary.
Goal H6 Equal housing opportunities for all residents.
Program 6.1.1 Contract with
an appropriate fair housing
service agency for the
provision of fair housing
services for Newport Beach
residents. The City will also
work with the fair housing
service agency to assist with
the periodic update of the
Analysis of Impediments to
Fair Housing document
required by HUD. The City will
continue to provide pamphlets
containing information related
to fair housing at the Planning
Division counter.
Ongoing
The City currently contracts with the Fair Housing Foundation.
Pamphlets containing information of Fair Housing and Dispute
Resolution Services are available at the public counter.
Fair Housing workshops are provided at City Hall and the City
Library for tenants and landlords, including a Landlord
Certificate Program. The City contracted with the Fair Housing
Foundation to provide these services for 2012-2013. The Fair
Housing Foundation provided the following training seminars in
2012 at the City library or City Hall:
Two Fair Housing 101 Presentations
Three Tenant Rights Workshops
One Landlord Rights Workshop
The City will continue to contract with a provider in the future as
required by the City’s participation in the Community
Development Block Grant (CDBG) program.
This program remains
appropriate.
Goal H7 Effective and responsive housing programs and policies.
Program 7.1.1 As part of its
annual General Plan Review,
the City shall report on the
status of all housing
programs. The portion of the
Annual Report discussing
Housing Programs is to be
distributed to the California
Department of Housing and
Community Development in
accordance with California
State Law.
Consistent with State Housing Element Law, the City prepares
an Annual Housing Element Progress Report for submission to
HCD.
This program remains
appropriate.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-125
Housing Element Coastal Zone Review
The City of Newport Beach uses Chapter 20.34 of the Municipal Code to implement Government
Code Section 65590 et seq. Between January 1, 2000, and January 1, 2013, 1,265 new residential units
were approved for construction within the California Coastal Zone. Of these new units, 120 were
developed as housing affordable to low-income and moderate-income individuals and/or families
(Bayview Landing project). During the same time period, the City permitted landowners to demolish
817 residential units within the Coastal Zone for a net increase of 448 units (excludes units within
Newport Coast that are permitted under the County of Orange per annexation agreement). Of the
units demolished, none were known to be occupied by low-income and/or moderate-income persons
and/or families.
YEAR 2014–2021 HOUSING PLAN
Quantified Objectives
The 2014–2021 Regional Housing Needs Assessment (RHNA) determined the City of Newport
Beach had a construction need for five residential units between January 2014 and January 2021. The
total need for each target income group is as follows: Very Low-Income (1 unit); Low-Income
(1 unit); Moderate-Income (1 unit); and, Above Moderate-Income (2 units). In addition to the goals of
constructing new units to satisfy the RHNA, the City has goals to rehabilitate and preserve existing
units.
As required by State housing law, quantified objectives by income group for the 2014-2021 planning
period are stated in this section. The quantified objectives are the actual number of housing units that
the City anticipates can be constructed, rehabilitated, or preserved over the planning period.
Table H41 Quantified Objectives for 2014-2021
Income Group New Construction Rehabilitation Preservation
Extremely Low-Income1 12 5 95
Very Low-Income 12 5 77
Low-Income 1012 10 86
Moderate-Income 10 0 10
Above Moderate-Income 1,119 284 0
Total 1,312 304 195
1 Presumed that 50% of the allocated Very Low-Incomes units under RHNA would qualify as Extremely Very Low-Income pursuant to
Government Code Section 65583(a)(1).
2 A reduction in the total number of new lower-income housing units to be provided with the Uptown Newport project is possible as a result of
providing very low- and extremely low-income units that require greater subsidies.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-126
New Construction: Achieving the new construction goals is expected to be achieved through the
redevelopment of several key housing opportunity areas such as Airport Area, Newport Center,
Newport Mesa, Banning Ranch, the Balboa Peninsula area, and Mariners’ Mile. These areas could
potentially accommodate up to 4, 612 new residential units based on the realistic development
capacity calculated in the Sites Analysis and Inventory. The Airport Area in particular is a key
opportunity site within the community that can facilitate the development of housing that is
affordable at a variety of income levels. General Plan Policy LU 6.15.6 stipulates that residential units
be developed at a maximum density of 50 units per acre and minimum of 30 units per acre.
For the purposes of quantifying the number of new units that may be permitted during the
planning period based on identified need, available resources, and constraints, the City
believes that a total of 1,199 above moderate-income units may be constructed through the
combination of the following projects: Santa Barbara Condominiums (79 units), North
Newport Center Planned Community (524 units), Plaza Corona del Mar (6 units), and the first
phase of the Uptown Newport Planned Community (590 units).
Based on the Uptown Newport Affordable Housing Implementation Plan that was approved
for the project, at least 20 percent of the new units proposed (excluding density bonus units)
are required to be affordable to low-income households. Based on the first phase of
development, a minimum of 101 low-income rental units are anticipated to be constructed
during the planning period. Should the affordable rental units be restricted to very low-income
households, the total number of units would be reduced to 56 units to reflect the greater
subsidy required. Alternatively, should the affordable units be restricted to moderate-income
for-sale units, a total of 202 units would be provided. It should also be noted that if the
second phase of development occurs during the planning period, either 46 very low-income or
84 low-income rentals units, or 168 moderate-income for-sale units are expected.
Based on past production of granny units, and future promotion efforts required by Housing
Program 5.1.3, it is the City’s goal to approve approximately 20 new senior accessory dwelling
units during the planning period. Given the maximum size of the units, occupancy restrictions
that these units be occupied by persons of age 55 years or older, and discussions with current
owners of these properties, these units are assumed to be occupied by a combination of
moderate- and low-income households. Therefore, it is presumed that 50 percent of new
granny units would be rented to low-income senior households.
Rehabilitation: Between 2006-2012, the Code Enforcement Division has issued 266 notices of
violations for “unsafe, unsightly, or poorly maintained property” and required the rehabilitation of
these units. The City anticipates that this trend will continue and through continued Code
Enforcement activities, it is estimated that approximately 304 units would be rehabilitated as a result
during this planning period. Many of these units become deteriorated due to the owner’s inability to
afford repairs. Through the Housing Program 1.1.2, the City will strive to identify the home owners in
need of assistance and to develop a program to assist these homeowners. The City’s estimated goal is
to assist approximately 20 units occupied by low-income and extremely low-income households.
Preservation: The preservation objective refers to maintaining existing affordable housing through
measures such as providing or continuing rent subsidies, enforcing existing affordability covenants,
preservation of affordable units at risk of conversion, and implementing land use controls during the
planning period.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-127
As of December 21, 2012, a total of 127 Newport Beach low-income residents relied on
Section 8 rental assistance vouchers. Based on Section 8 program targets, it is assumed 75
percent of the voucher holders were extremely low-income (95 units). The quantified
objective includes conservation of the 127 Section 8 units/assisted households through
continued participation as a member of the Orange County Housing Authority Advisory
Committee and cooperation with the Orange County Housing Authority to provide Section 8
Rental Housing Assistance to residents of Newport Beach. The City will also continue to
educate and encourage landowners within the City about the benefits of renting their units to
Section 8 voucher holders.
The preservation objective utilizes the City’s Affordable Housing Fund as a financial resource
to assist the City with the replacement of existing affordable housing developments that
convert to market-rate units.
Through the implementation of Program Nos. 4.1.1, 4.1.2, 4.1.4, and 4.1.5, the City will
attempt to negotiate the extension of existing affordability covenants for the 153 rental units
affordable to lower-income households that are set to expire during the planning period and
are at risk of converting to market rate apartments.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-128
Newport Beach Housing Element: Goals, Policies, and
Programs
Goals for the City include the following: promoting quality residential development through
application of sound planning principles and policies that encourage preservation, conservation, and
appropriate redevelopment of housing stock; providing a balanced residential community that
contains a variety of housing types, designs and opportunities for all economic segments of the
community; extending ownership opportunities to as many households as possible, particularly those
of moderate and upper incomes because these comprise the greatest demand; preserving and
increasing housing affordability, through rental housing, for very low– and low-income households;
and, providing housing for special needs groups. The policies and programs described below focus on
providing appropriate and affordable housing opportunities, and related services to the special needs
populations most in need of such in Newport Beach, that is, in particular to senior citizens.
Additionally, the policies and programs (particularly under Goals 3, 4, and 5) will ensure that the City
will meet its quantified housing objectives for very low-, low-, and moderate-income units.
For purposes of defining income groups, the Housing Element follows the regulations of Title 25
(Housing and Community Development) of the California Code of Regulations (CCR), Sections 6910
through 6932. The income groups are defined as follows:
■ Very Low–Income: 50 percent or less of the area median income, as adjusted for family size
by the United States Department of Housing and Urban Development.
■ Low-Income: 50–80 percent of the area median income, as adjusted for family size by the
United States Department of Housing and Urban Development.
■ Moderate-Income: 80–120 percent of the area median income, as adjusted for family size by
the United States Department of Housing and Urban Development.
■ Above Moderate–Income: 120+ percent of the area median income, as adjusted for family
size by the United States Department of Housing and Urban Development.
The following affordability standards shall apply to rental and ownership housing:
■ Maximum household income shall be determined by number of persons in a family or
household.
■ Income shall be in conformance with the limits set forth in 25 CCR §6932.
■ An efficiency unit shall be considered occupied by one person; a one bedroom occupied by two
persons; a two bedroom occupied by four persons; a three bedroom occupied by six persons; and a
four bedroom occupied by eight persons.
■ Rents for very low–, low-, and moderate-income households shall be no more than 30 percent
of the income limits set forth in Section 6932. The selling price of a for-sale unit shall be no
more than three times the buyer’s income. Units may be sold to buyers with qualifying incomes
for the limited sales price without regard to the number of persons in the family.
Specific Goals, Policies, and Programs of the 2014–2021 Newport Beach Housing Plan follow.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-129
Conservation and Improvement of Housing
Goal
H 1
Quality residential development and preservation, conservation, and appropriate redevelopment of
housing stock
Policies
H 1.1 Support all reasonable efforts to preserve, maintain, and improve availability and
quality of existing housing and residential neighborhoods, and ensure full
utilization of existing City housing resources for as long into the future as
physically and economically feasible.
Programs
Housing Program 1.1.1 Improve housing quality and prevent deterioration of existing
neighborhoods by strictly enforcing Building Code regulations and
abating Code violations and nuisances. (Imp 25.1, 26.1)
Responsibility: Planning Division, Building Division the City Attorney
and Code Enforcement
2014-2021 Objective: Prepare quarterly report on code enforcement
activities.
Housing Program 1.1.2 Investigate the use of federal funds and local funds, including
Community Development Block Grants (CDBG) and the
Affordable Housing Fund, to provide technical and/or financial
assistance, if necessary, to existing lower- and moderate-income,
owner-occupants of residential properties through low-interest
loans or emergency grants to rehabilitate and encourage the
preservation of existing housing stock. (Imp 14.3, 25.1)
Responsibility: Planning Division and Code Enforcement
2014-2021 Objective: Through Code Enforcement notifications and
correction activities, attempt to identify property owners in need of financial
assistance and overall resource allocation for a rehabilitation program.
Attend quarterly OCHA (Cities Advisory Committee) meetings to keep up
to date on rehabilitation programs offered by the County and investigate the
availability of federal funds in February of each year, when new funding
opportunities are typically announced.
Housing Program 1.1.3 Require replacement of housing demolished within the Coastal
Zone when housing is or has been occupied by very low–, low-,
and moderate-income households within the preceding 12
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-130
months. The City shall prohibit demolition unless a determination
of consistency with Government Code Section 65590 has been
made. The specific provisions implementing replacement unit
requirements are contained in Chapter 20.34 of the Municipal
Code. (Imp 1.1, 5.1)
Responsibility: Planning Division
2014-2021 Objective: Use Chapter 20.34 “Conversion or
Demolition of Affordable Housing” to implement Program continuously as
projects are submitted.
Housing Program 1.1.4 The City will continue to implement the Residential Building
Records (RBR) program to reduce and prevent violations of
building and zoning ordinances by providing a report to the all
parties involved in a transaction of sale of residential properties,
and providing an opportunity to inspect properties to identify
potentially hazardous conditions, resources permitting. The report
provides information as to permitted and illegal
uses/construction, and verification that buildings meet zoning and
building requirements, including life safety requirements. (Imp 25.1,
26.1)
Responsibility: Planning Division and Building Division
2014-2021 Objective: Continuously implement program as RBR
applications are submitted to the City. Promote the availability of program to
the public and local real estate professionals by maintaining information on
website and developing brochure and other promotional materials.
Variety of Housing Opportunities
Goal
H 2
A balanced residential community, comprised of a variety of housing types, designs, and opportunities
for all social and economic segments
Policies
H 2.1 Encourage preservation of existing and provision of new housing affordable to
extremely low-, very low-, low-, and moderate-income households.
Programs
Housing Program 2.1.1 Maintain rental opportunities by restricting conversions of rental
units to condominiums in a development containing 15 or more
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-131
units unless the vacancy rate in Newport Beach for rental housing
is an average of 5 percent or higher for four (4) consecutive
quarters, and unless the property owner complies with
condominium conversion regulations contained in Chapter 19.64
of the Newport Beach Municipal Code. (Imp 25.1)
Responsibility: Planning Division
2014-2021 Objective: Complete a vacancy rate survey upon submittal
of condominium conversion application of 15 or more units.
Housing Program 2.1.2 Take all feasible actions, through use of development agreements,
expedited development review, and expedited processing of
grading, building and other development permits, to ensure
expedient construction and occupancy for projects approved with
lower- and moderate-income housing requirements. (Imp 25.1)
Responsibility: Planning Division and City Council
2014-2021 Objective: Continuously implement program as affordable
housing projects are submitted to the City.
Housing Program 2.1.3 Participate with the County of Orange in the issuance of
tax-exempt mortgage revenue bonds to facilitate and assist in
financing, development and construction of housing affordable to
low and moderate-income households. (Imp 14.3)
Responsibility: Planning Division
2014-2021 Objective: Continuously implement program per project
submittal as the developer applies for these
bonds.
Housing Program 2.1.4 Conduct an annual compliance-monitoring program for units
required to be occupied by very low-, low-, and moderate-income
households. (Imp 25.1)
Responsibility: Planning Division,
2014-2021 Objective: Complete review by the last quarter of each
year and report within the annual General Plan Status Report including
Housing Element Report provided to OPR and HCD by April 1st each
year.
Housing Program 2.1.5 Provide entitlement assistance, expedited entitlement processing,
and waive application processing fees for developments in which
5 percent of units are affordable to extremely low-income
households. To be eligible for a fee waiver, the units shall be
subject to an affordability covenant for a minimum duration of 30
years. The affordable units provided shall be granted a waiver of
park in-lieu fees (if applicable) and traffic fair share fees. (Imp 25.1)
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-132
Responsibility: Planning Division
2014-2021 Objective: Continuously implement program as affordable
housing projects are submitted to the City.
Housing Program 2.1.6 Affordable housing developments providing units affordable to
extremely low-income households shall be given the highest
priority for use of Affordable Housing Fund monies. (Imp 25.1.)
Responsibility: Planning Division
2014-2021 Objective: Continuously implement program as affordable
housing projects are submitted to the City.
Policy
H 2.2 Encourage the housing development industry to respond to existing and future
housing needs of the community and to the demand for housing as perceived by
the industry.
Programs
Housing Program 2.2.1 Maintain a brochure of incentives offered by the City for the
development of affordable housing including fee waivers,
expedited processing, density bonuses, and other incentives.
Provide a copy of this brochure at the Planning Counter, the
website and also provide a copy to potential developers. (Imp 2.1,
25.1)
Responsibility: Planning Division
2014-2021 Objective: Update brochure as needed to provide updated
information regarding incentives including updated fees and a reference to the
most up to date Site Analysis and Inventory.
Housing Program 2.2.2 The City shall provide more assistance for projects that provide a
higher number of affordable units or a greater level of
affordability. At least 15 percent of units shall be affordable when
assistance is provided from Community Development Block
Grant (CDBG) funds or the City’s Affordable Housing Fund. (Imp
2.1, 25.1)
Responsibility: Planning Division, Planning Commission and City
Council
2014-2021 Objective: Continuously implement program as housing
projects are submitted to the City.
Housing Program 2.2.3 For new developments proposed in the Coastal Zone areas of the
City, the City shall follow Government Code Section 65590 and
Title 20. (Imp 5.1)
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-133
Responsibility: Planning Division and the City Council
2014-2021 Objective: Use Zoning Code Chapter 20.34 “Conversion
or Demolition of Affordable Housing” to implement this program
continuously as projects are submitted.
Housing Program 2.2.4 All required affordable units shall have restrictions to maintain
their affordability for a minimum of 30 years. (Imp 25.1)
Responsibility: Planning Division, City Attorney, and City Council
2014-2021 Objective: Continuously implement program as housing
projects are submitted to the City.
Housing Program 2.2.5 Advise and educate existing landowners and prospective
developers of affordable housing development opportunities
available within the Banning Ranch, Airport Area, Newport Mesa,
Newport Center, Mariners’ Mile, West Newport Highway, and
Balboa Peninsula areas. (Imp 24.1)
Responsibility: Planning Division
2014-2021 Objective: Continuously implement program as prospective
developers contact City seeking development information. Maintain a
designated staff person that can be contacted to provide housing opportunity
information and incentives for development of affordable housing.
Housing Program 2.2.6 Participate in other programs that assist production of housing.
(Imp 14.3, 25.1)
Responsibility: Planning Division
2014-2021 Objective: Attend quarterly OCHA (Cities Advisory
Committee) meetings to keep up to date on rehabilitation programs offered by
the County in order to continuously inform homeowners and rental property
owners within the City of opportunities and to encourage preservation of
existing housing stock.
Housing Program 2.2.7 New developments that provide housing for lower-income
households that help meet regional needs shall have priority for
the provision of available and future resources or services,
including water and sewer supply and services. (NR 1.6) (Imp 17.1)
Responsibility: Planning Division and Utilities Department
2014-2021 Objective: Provide a copy of the Housing Element to
water and sewer service providers. Pursuant to state law, water and sewer
providers must grant priority to developments that include housing units
affordable to lower-income households which is implemented continuously as
these projects are submitted.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-134
Housing Program 2.2.8 Implement Chapter 20.32 (Density Bonus) of the Zoning Code
and educate interested developers about the benefits of density
bonuses and related incentives for the development of housing
that is affordable to very low-, low-, and moderate-income
households and senior citizens. (Imp 25.1)
Responsibility: Planning Division
2014-2021 Objective: Continuously implement program as housing
projects are submitted to the City.
Policy
H 2.3 Approve, wherever feasible and appropriate, mixed residential and commercial
use developments that improve the balance between housing and jobs.
Programs
Housing Program 2.3.1 Study housing impacts of proposed major commercial/industrial
projects during the development review process. Prior to project
approval, a housing impact assessment shall be developed by the
City with the active involvement of the developer. Such
assessment shall indicate the magnitude of jobs to be created by
the project, where housing opportunities are expected to be
available, and what measures (public and private) are requisite, if
any, to ensure an adequate supply of housing for the projected
labor force of the project and for any restrictions on development
due to the “Charter Section 423” initiative. (Imp 25.1)
Responsibility: Planning Division and Planning Commission
2014-2021 Objective: Continuously implement program as major
commercial/industrial projects are submitted to the City.
Adequate Residential Sites
Goal
H 3
Housing opportunities for as many renter- and owner-occupied households as possible in response to
the demand for housing in the City.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-135
Policies
H 3.1 Mitigate potential governmental constraints to housing production and
affordability by increasing the City of Newport Beach role in facilitating
construction of affordable housing for all income groups.
Programs
Housing Program 3.1.1 Provide a streamlined “fast-track” development review process
for proposed affordable housing developments. (Imp 2.1)
Responsibility: Planning and Building Division
2014-2021 Objective: Continuously implement program as housing
projects are submitted to the City.
Housing Program 3.1.2 When a residential developer agrees to construct housing for
persons and families of very low-, low-, and moderate-income
above mandated requirements, the City shall (1) grant a density
bonus as required by state law and/or (2) provide additional
incentives of equivalent financial value. (Imp 2.1)
Responsibility: Planning Division
2014-2021 Objective: Continuously implement provisions of Chapter
20.32 Density Bonus in the Zoning Code as housing projects are submitted to
the City.
Housing Program 3.1.3 Develop a pre-approved list of incentives and qualifications for
such incentives to promote the development of affordable
housing. Such incentives include the waiver of application and
development fees or modification to development standards (e.g.,
setbacks, lot coverage, etc.).
Responsibility: Planning Division and City Council
2014-2021 Objective: Work with the Affordable Housing Task
Force to develop the list and obtain City Council approval by Fall 2014.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-136
Policy
H 3.2 Enable construction of new housing units sufficient to meet City quantified
goals by identifying adequate sites for their construction. Development of new
housing will not be allowed within the John Wayne Airport (JWA) 65 dB CNEL
contour, no larger than shown on the 1985 JWA Master Plan.
Programs
Housing Program 3.2.1 When requested by property owners, the City shall approve
rezoning of developed or vacant property from nonresidential to
residential uses when appropriate. These rezoned properties shall
be added to the list of sites for residential development. (Imp 2.1)
Responsibility: Planning Division, Planning Commission and City
Council
2014-2021 Objective: Continuously implement program as property
owners bring their requests to the City.
Housing Program 3.2.2 Recognizing that General Plan Policy LU6.15.6 may result in a
potential constraint to the development of affordable housing in
the Airport Area, the City shall maintain an exception to the
minimum 10-acre site requirement for projects that include a
minimum of 30 percent of the units affordable to lower-income
households. It is recognized that allowing a smaller scale
development within an established commercial and industrial area
may result in land use compatibility problems and result in a
residential development that does not provide sufficient amenities
(i.e. parks) and/or necessary improvements (i.e. pedestrian
walkways). Therefore, it is imperative that the exception includes
provisions for adequate amenities, design considerations for the
future integration into a larger residential village, and a
requirement to ensure collaboration with future developers in the
area. (Imp 25.1)
Responsibility: Planning Division, Planning Commission and City
Council
2014-2021 Objective: Continuously implement program as projects
are submitted to the City.
Housing Program 3.2.3 The City will encourage and facilitate residential and mixed-use
development on vacant and underdeveloped sites listed in
Appendix H3 by providing technical assistance to interested
developers with site identification and entitlement processing. The
City will support developers funding applications from other
agencies and programs. The City will post the Sites Analysis and
Inventory on the City’s webpage and marketing materials for
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-137
residential and mixed-use opportunity sites, and will equally
encourage and market the sites for both for-sale development and
rental development. To encourage the development of affordable
housing within residential and mixed-use developments, the City
shall educate developers of the benefits of density bonuses and
related incentives, identify potential funding opportunities, offer
expedited entitlement processing, and offer fee waivers and/or
deferrals. (Imp 2.1)
Responsibility: Planning Division
2014-2021 Objective: Continuously implement program as housing
projects are submitted to the City. Review and update as necessary the Site
Analysis and Inventory and provide information to interested developers.
Housing Program 3.2.4 The City will monitor and evaluate the development of vacant and
underdeveloped parcels on an annual basis, and report the success
of strategies to encourage residential development in its Annual
Progress Reports required pursuant to Government Code 65400.
If identified strategies are not successful in generating
development interest, the City will respond to market conditions
and will revise or add additional incentives. (Imp 2.1)
Responsibility: Planning Division
2014-2021 Objective: Annually report staff’s findings within the
annual General Plan Status Report including Housing Element Report
provided to OPR and HCD by April 1st each year.
Provision and Preservation of Affordable Housing
Goal
H 4
Preservation and increased affordability of the City’s housing stock for extremely low-, very low–,
low-, and moderate-income households.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-138
Policy
H 4.1 Continue or undertake the following programs to mitigate potential loss of “at-
risk” units due to conversion to market-rate units. These efforts utilize existing
City and local resources. They include efforts to secure additional resources
from public and private sectors should they become available.
Programs
Housing Program 4.1.1 Annually contact owners of affordable units for those
developments listed in Table H12 as part of the City’s annual
monitoring of affordable housing agreements to obtain
information regarding their plans for continuing affordability on
their properties, inform them of financial resources available, and
to encourage the extension of the affordability agreements for the
developments listed in Table H12 beyond the years noted (Imp
25.1)
Responsibility: Planning Division
2014-2021 Objective: Conduct as part of the annual compliance-
monitoring program required by Program 2.1.4. Contact list shall be
provided on City website and updated annually.
Housing Program 4.1.2 The City shall maintain registration as a Qualified Preservation
Entity with HCD to ensure that the City will receive notices from
all owners intending to opt out of their Section 8 contracts and/or
prepay their HUD insured mortgages. Upon receiving notice that
a property owner of an existing affordable housing development
intends to convert the units to a market-rate development, the
City shall consult with the property owners and potential
preservation organizations regarding the potential use of
Community Development Block Grant (CDBG) funds and/or
Affordable Housing Fund monies to maintain affordable housing
opportunities in those developments listed in Table H12 or assist
in the non-profit acquisition of the units to ensure long-term
affordability. (Imp 25.1 )
Responsibility: Planning Division
2014-2021 Objective: Maintain registration as a Qualified
Preservation entity with HCD. Continuously implement program as notices
are received from property owners.
Housing Program 4.1.3 Continue to maintain information on the City’s website and
prepare written communication for tenants and other interested
parties about Orange County Housing Authority Section 8
opportunities and to assist tenants and prospective tenants acquire
additional understanding of housing law and related policy issues.
(Imp 14.3)
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-139
Responsibility: Planning Division
2014-2021 Objective: Attend quarterly OCHA (Cities Advisory
Committee) that provide updates on OCHA Section 8 waiting list and
housing opportunities to ensure information provided on City website is up-to-
date. If Section 8 waiting list is opened, promote the availability of the
program through marketing materials made available to the public
Housing Program 4.1.4 Investigate availability of federal, state, and local programs and
pursue these programs, if found feasible, for the preservation of
existing lower-income housing, especially for preservation of
lower-income housing that may convert to market rates during the
next 10 years. In addition, continually promote the availability of
monies from the Affordable Housing Fund as a funding source
for the preservation and rehabilitation of lower-income housing.
A list of these programs, including sources and funding amounts,
will be identified as part of this program and maintained on an
ongoing basis. (Imp 14.3, 25.1)
Responsibility: Planning Division
2014-2021 Objective: Investigate availability of programs in
February of each year, when new funding opportunities are typically
announced.
Housing Program 4.1.5 The City shall inform and educate owners of affordable units of
the State Preservation Notice Law (Government Code Section
65863.10-13), if applicable. Pursuant to the law, owners of
government-assisted projects cannot terminate subsidy contract,
prepay a federally-assisted mortgage, or discontinue use
restrictions without first providing an exclusive Notice of
Opportunity to Submit an Offer to Purchase. Owners proposing
to sell or otherwise dispose of a property at any time during the 5
years prior to the expiration of restrictions must provide this
Notice at least 12 months in advance unless such sale or
disposition would result in preserving the restrictions. The intent
of the law is to give tenants sufficient time to understand and
prepare for potential rent increases, as well as to provide local
governments and potential preservation buyers with an
opportunity to develop a plan to preserve the property. This plan
typically consists of convincing the owner to either (a) retain the
rental restrictions in exchange for additional financial incentives or
(b) sell to a preservation buyer at fair market value. (Imp 25.1
Responsibility: Planning Division
2014-2021 Objective: Conduct as part of the annual compliance-
monitoring program required by Program 2.1.4.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-140
Housing Program 4.1.6 In accordance with Government Code Section 65863.7, require a
relocation impact report as a prerequisite for the closure or
conversion of an existing mobile home park. (Imp 25.1)
Responsibility: Planning Division and the State of California. (The state
will determine acceptability of the relocation impact report)
2014-2021 Objective: Continuously implement program as projects
are submitted to the City.
Housing Program 4.1.7 Participate as a member of the Orange County Housing Authority
Advisory Committee and work in cooperation with the Orange
County Housing Authority to provide Section 8 Rental Housing
Assistance to residents of the community. The City will, in
cooperation with the Housing Authority, recommend and request
use of modified fair-market rent limits to increase the number of
housing units within the City that will be eligible to participate in
the Section 8 program. The Newport Beach Planning Division will
prepare and implement a publicity program to educate and
encourage landlords within the City to rent their units to Section 8
Certificate holders, and to make very low-income households
aware of availability of the Section 8 Rental Housing Assistance
Program. (Imp 14.3)
Responsibility: Planning Division
2014-2021 Objective: Attend quarterly OCHA (Cities Advisory
Committee). Continue to maintain information on City’s website informing
landlords of the program benefits of accepting Section 8 Certificate holders.
Policy
H 4.2 Improve energy efficiency of all housing unit types (including mobile homes).
Programs
Housing Program 4.2.1 Implement and enforce the Water Efficient Landscape Ordinance
and Landscape and Irrigation Design Standards in compliance
with AB 1881 (2006). The ordinance establishes standards for
planning, designing, installing, and maintaining and managing
water-efficient landscapes in new construction and rehabilitated
projects. (Imp 17.1, 25.1)
Responsibility: Planning Division
2014-2021 Objective: Continuously implement program as housing
projects are submitted to the City.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-141
Housing Program 4.2.2 Affordable housing developments that receive City assistance
from Community Development Block Grant (CDBG) funds or
from the City’s Affordable Housing Fund shall be required, to the
extent feasible, include installation of energy efficient appliances
and devices, and water conserving fixtures that will contribute to
reduced housing costs for future occupants of the units. (Imp 25.1)
Responsibility: Planning Division
2014-2021 Objective: Continuously implement program as housing
projects are awarded funds from the City.
Housing Program 4.2.3 Investigate the feasibility and benefits of using a portion of its
CDBG or other local funds for the establishment and
implementation of an energy conserving home improvements
program for lower-income homeowners. (Imp 25.1)
Responsibility: Planning Division
2014-2021 Objective: Complete investigation by Fall of 2014.
Housing Program 4.2.4 Maintain a process for LEED certified staff members to provide
development assistance to project proponents seeking LEED
certification, which will in turn increase the LEED points granted
to projects. (Imp 25.1)
Responsibility: Planning Division
2014-2021 Objective: Continually implement program as projects are
submitted to the City.
Housing Program 4.2.5 To encourage voluntary green building action, the City shall
maintain a green recognition program that may include public
recognition of LEED certified buildings (or equivalent
certification), payment of a display advertisement in the local
newspaper recognizing the achievements of a project, or
developing a City plaque that will be granted to exceptional
developments. (Imp 25.1)
Responsibility: Planning Division, City Council
2014-2021 Objective: Enhance City website to provide recognition of
exceptional developments and to promote the sustainable construction by
Spring of 2014.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-142
Housing for Special Needs Groups
Goal
H 5
Housing opportunities for special needs populations.
Policy
H 5.1 Encourage approval of housing opportunities for senior citizens and other
special needs populations.
Programs
Housing Program 5.1.1 Apply for Community Development Block Grant (CDBG) funds
and allocate a portion of such funds to sub-recipients who provide
shelter and other services for the homeless. (Imp 25.1)
Responsibility: Planning Division and the City Council
2014-2021 Objective: Continue to annually apply for CDBG funds
and submit Annual Action Plan to HUD in May of each year.
Housing Program 5.1.2 Cooperate with the Orange County Housing Authority to pursue
establishment of a Senior/Disabled or Limited Income Repair
Loan and Grant Program to underwrite all or part of the cost of
necessary housing modifications and repairs. Cooperation with the
Orange County Housing Authority will include continuing City of
Newport Beach participation in the Orange County Continuum of
Care and continuing to provide CDBG funding. (Imp 14.3)
Responsibility: Planning Division and the City Council
2014-2021 Objective: Attend quarterly OCHA (Cities Advisory
Committee) meetings to keep up to date on rehabilitation programs offered by
the County in order to continuously inform homeowners and rental property
owners within the City of opportunities and to encourage preservation of
existing housing stock
Housing Program 5.1.3 Permit, where appropriate, development of senior accessory
dwelling “granny” units in single-family areas of the City. The City
will promote and facilitate the development of senior accessory
dwelling units by providing brochures and/or informational
materials at the building permit counter, online, and other
appropriate locations detailing the benefits and the process for
obtaining approval. (Imp 2.1)
Responsibility: Planning Division
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-143
2014-2021 Objective: Continuously implement program as housing
projects are submitted to the City. Promotional materials will be available to
the public by Spring 2014.
Housing Program 5.1.4 Work with the City of Santa Ana to provide recommendations for
the allocation of HUD Housing Opportunities for Persons with
AIDS (HOPWA) funds within Orange County. (Imp 14.3)
Responsibility: Planning Division
2014-2021 Objective: Attend annual HOPWA strategy meetings
for the County.
Housing Program 5.1.5 Maintain a list of “Public and Private Resources Available for
Housing and Community Development Activities.” (Imp 25.1)
Responsibility: Planning Division
2014-2021 Objective: Continuously maintain a list of resources on
City website and update as necessary.
Housing Program 5.1.6 Encourage the development of day care centers as a component
of new affordable housing developments, and grant additional
incentives in conjunction with a density bonus per the Chapter
20.32. (Imp 2.1)
Responsibility: Planning Division, Planning Commission and City
Council
2014-2021 Objective: Continuously implement program as housing
projects are submitted to the City.
Housing Program 5.1.7 Encourage senior citizen independence through the promotion of
housing services related to in-home care, meal programs, and
counseling, and maintain a senior center that affords seniors
opportunities to live healthy, active, and productive lives in the
City. (Imp 25.1)
Responsibility: Planning Division and Recreation and Senior Services
Department
2014-2021 Objective: Continue to provide social services, support groups,
health screenings, fitness classes, and educational services at the City’s OASIS
Senior Center. Offer affordable ride-share transportation and meal services to
seniors who are unable to drive and/or prepare their own meals or dine out,
and have little assistance in obtaining adequate meals.
Housing Program 5.1.8 The City shall work with the Regional Center of Orange County
(RCOC) to implement an outreach program informing families
within the City of housing and services available for persons with
developmental disabilities. Information will be made available on
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-144
the City’s website. The City shall also offer expedited permit
processing and fee waivers and/or deferrals to developers of
projects designed for persons with physical and developmental
disabilities.
Responsibility: Planning Division
20114-2021 Objective: Summer 2014
Fair Housing
Goal
H 6
Equal housing opportunities for all residents
Policy
H 6.1 Support the intent and spirit of equal housing opportunities as expressed in
Title VII of the 1968 Civil Rights Act, California Rumford Fair Housing Act, and the
California Unruh Civil Rights Act.
Programs
Housing Program 6.1.1 Contract with an appropriate fair housing service agency for the
provision of fair housing services for Newport Beach residents.
The City will also work with the fair housing service agency to
assist with the periodic update of the Analysis of Impediments to
Fair Housing document required by HUD. The City will continue
to provide public outreach and educational workshops, and
distribute pamphlets containing information related to fair
housing. (Imp 14.3)
Responsibility: Planning Division and City Attorney
2014-2021 Objective: Adopt Analysis of Impediments to Fair
Housing (2015-2020) by Summer of 2016. Provide pamphlets on an on-
going basis at community facilities, and provide a minimum of two public
workshops related to Fair Housing per year.
Program Monitoring
Goal
H 7
Effective and responsive housing programs and policies.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-145
Policy
H 7.1 Review the Housing Element on a regular basis to determine appropriateness of
goals, policies, programs, and progress of Housing Element implementation.
Programs
Housing Program 7.1.1 As part of its annual General Plan Review, the City shall report on
the status of all housing programs. The portion of the Annual
Report discussing Housing Programs is to be distributed to the
California Department of Housing and Community Development
in accordance with California state law. (Imp. 1.4, 14.5)
Responsibility: Planning Division
2014-2021 Objective: Annually report staff’s findings within the
annual General Plan Status Report including Housing Element Report
provided to OPR and HCD by April 1st each year.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-146
Appendix H1 Housing Element Update Outreach List
(Public Workshops, Public Meetings, HE Update Info)
Contact Name Contact Info
Albert Armijo Orange County Housing Authority Cities
Advisory Committee
Anne Broussard
Anne Kranz Families Forward Organization
April Overlie Fair Housing Foundation
Barbara Breton The Irvine Company
Barry Cottle C & C Development Company
Bart Hess Orange County Affordable Home
Ownership Alliance
Bill O'Connell Collette’s Children Home
Brian Adams Resident
Brian Flornes Vintage Senior
Carol McLaughlin
Carol Mentor McDermott Government Solutions
CB Orange County Housing Authority
Cesar Covarrubias The Kennedy Commission
Chad Brown Empire Homes
Chris Kiser
Chris Yelich Brooks Street Real Estate Company
Christian Abasto Public Law Center
Christiine Iger Iger and Associates Government Interface
Associates
Clint Whited LDM Associates
Connie Smith-Williams Human Options
Conor Weir Amcal Housing
Crystal Sims Legal Aid
Dan Miller The Irvine Company
Deloris Matthews Resident
Diane Russell Western Community Housing, Inc.
Don Bowers Bowers Properties
Eileen McCarthy Public Law Center
Evelyn Hart Advocate Senior Housing, Resident
George L. Basye Aera Energy LLC
Graham Espley-Jones Western Community Housing, Inc.
Helen Cameron Jamboree Housing
Jacqui Kerze Regional Center of Orange County (RCOC)
Jake Cisneros Conexant Manager, Facilities and Real
Estate
James Manning Manning Homes
Jean Wegener Serving People In Need (SPIN)
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-147
Jeanne Awrey Orange County Department of Education
Homeless Education
Jeffrey Ta-Jen Lee
Jennifer Bowie
Jillian Miller Families Forward Organization
Jim Hasting Meyer Property Management
Jim Mosher Resident
Joann Lombardo Comprehensive Planning Services
John Lake Ferrado US Inc.
John O'Brien Brookfield Homes
Jon E. Goetz Kronick Moskovitz Tiedemann & Girard
Joseph Boyle
Joshua Haskins Iger and Associates Government Interface
Associates
Julia Bidwell Orange County Community Services
Julie Curry
Karen Williams OC Partnership to end Homelessness
Kathe Head Keyser Marston Associates, Inc.
Katherin Palumbo Brookfield Homes
Kathleen Crum CAA Planning
Kathy & Mike Lewis Residents
Kathy Marvick Plastrier Development Consulting, Le
Kelly Lupro OC Community Services
Kevin Russell AHP - Affordable Housing Partners
Laura Archuleta Jamboree Housing
Linda Tang The Kennedy Commission
Margie Wakeham Families Forward Organization
Marilyn Ditty My Age Well Senior Services
Mark Asturias City of Irvine
Martha Archuleta City of Buena Park
Matthew Rivera Dayle McIntosh Disability Resource Center
Michelle Thrakulchavee City Ventures
Mike Balsamo BIASC Orange County Chapter
Mike Hargrove Hargrove Homes LLC
Mike Mohler Brooks Street Real Estate Company
Pamela Sapetto Sapetto Group, Inc
Pat Resident
Patricia Harrigan The Kennedy Commission
Patricia Mickey
Patricia Whitaker Orange Housing Development Corp
Paul Burrier-Lund Orange County Housing Authority – HCD
Director
Paul Fruchbom KDF Communities (Developer), Resident
Peggy Schneble MPS Consulting
Philip Bettencourt Real Estate Development Planning
Richard Lamprecht The Irvine Company
Roman Darmer
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-148
Russell Werdin Werdin Corporation Developer
Sam Veltri – SunCal Developer
Scott Darrell The Kennedy Commission
Scott Gayner Western Community Housing, Inc.
Scott Larson Home Aid Orange County
Scott Mather
Sean Flynn Amcal Housing
Shawna Schaffner CAA Planning
Steve Schapel ETCO Homes
Sue Conner Realtor, resident
Summerly Horning Newport Federal
Thomas Peterson
Tom Mathews CAA Planning
Tony Petros LSA Associates
Vanessa Leonardo Public Law Center
Vickie Vincent Orange County Housing Authority
Victor Cao Building Industry Association
Vincent Marquez Human Options Organization
William Mabry Oakmont Senior Living
William Witte Related California Developer
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-149
Appendix H2 Agencies Providing Emergency Shelter and
Housing Assistance
Orange County Housing Authority — The County offers rental assistance for those individuals and
families in the County in danger of becoming homeless. The Section 8 “Certificate” and “Housing
Voucher” programs were established by federal law. Both provide rental assistance for low-income
persons (those having incomes 80 percent or less of the County median income) in need of decent,
safe, and sanitary housing. The “Certificate” program requires families pay a portion of their rent, but
an amount not to exceed 30 percent of their adjusted income. Total amount of the rental unit must be
approved by the Housing Authority based on utilities, location, and the condition of each rental
dwelling. Additionally, total rent must fall within Housing Authority Fair Market Rent limits. It should
be noted that United States Department of Housing and Urban Development regulations were
modified in October, 2000 to allow Section 8 monies to be used for home purchases in addition to
rental assistance.
The “Housing Voucher” program allows families to pay more than 30 percent of their adjusted
income toward rent should they wish to rent a housing unit that has a rent greater than Fair Market
Rent. Families pay the difference between the rental price of the dwelling and the Housing Authority
portion of the rent.. No assistance is provided to the renter should the renter choose a unit more
expensive than Fair Market Rent. According to the Orange County Housing Authority, there are more
than 2,000 Certificates in existence in Orange County.
Fair Housing Council of Orange County and Fair Housing Foundation — The City of Newport Beach has
worked in conjunction with the Fair Housing Council of Orange County and the Fair Housing
Foundation to affirmatively further fair housing opportunities in this community. Both organizations
actively support and promote freedom of residence through education, advocacy and litigation to the
end that all persons have the opportunity to secure the housing they desire and can afford, without
regard to their race, color, religion, gender, sexual orientation, national origin, familial status, marital
status, disability, ancestry, age, source of income or other characteristics protected by law.
Both organizations provide a wide array of programs and services, including landlord/tenant
mediation and fair housing law education to its clients free of charge and which are available in a
number of different languages to residents, housing professional and community service providers
under contracts with the City of Newport Beach, and many other communities throughout the
County.
Families Forward: Families Forward Transitional Housing Program (THP) — THP serves homeless families
with children and provides transitional housing. Families may stay up to 2 years and are required to
pay 30 percent of their income on rent. Families are also linked with appropriate supporting resources
and counseling.
OASIS Senior Center — This is a multi-purpose center dedicated to meeting needs of senior citizens
and their families. OASIS estimates as many as 75 percent of its clients are residents of Newport
Beach. OASIS offers classes in art, exercise, mature driving, topics of enrichment, and computers and
arranges social groups for those who share hobbies and interests. The Center’s travel department
coordinates day and overnight trips. OASIS offers transportation programs for Newport Beach
seniors who have disabilities that limit their access to public transportation. This shuttle program
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Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-150
provides transportation from senior citizens’ homes to the Senior Center. A Care-A-Van program is
available for those senior citizens who require transportation for medical appointments, grocery
shopping, and banking. OASIS distributes information about job openings that might interest seniors
who wish to supplement their retirement income or to remain active through part-time work. OASIS
offers various health services for seniors. Support groups meet regularly at the Center to help senior
citizens and their families cope with stress, illness, life transitions, and crises. Informational and
supportive counseling is available to seniors and their family members on an individual basis. OASIS
also offers a lunch program for active and homebound senior citizens ages 60 and older that is funded
by the federal government through the Older American Act. A donation is requested for meals, which
are provided by South County Senior Services.
Assistance League of Newport Mesa — This is a nonprofit volunteer service organization that assesses and
helps meet the physical, material, emotional and cultural needs of the children in our community
through self-funded, ongoing philanthropic projects. Programs include “Children’s Dental Health
Care Center” providing oral hygiene instruction, general dentistry, orthodontia, and endodontics. The
Assistance League also provides “Operation School Bell” providing clothing, shoes, school uniforms,
and backpacks at no cost to children of low-income families. Still another program includes “Kids on
the Block,” a nationally recognized educational program that teaches youn g adults increased
understanding and tolerance for fellow classmates who have learning disabilities, physical handicaps or
special emotional needs. The latest program, “The Community Outreach Program” provides funding
for supplies used in supervised study programs for developmental education, parenting classes and
counseling, living expenses for single parents, and day care at accredited facilities.
Human Options: Community Resource Center — Human Options offers a wide variety of counseling and
education programs to help victims and their family members deal with the effects of domestic
violence. Services include crisis intervention, individual counseling for adults, support groups, legal
advocacy, education, referrals, therapy, and emergency shelter.
South County Outreach — Formerly known as Saddleback Community Outreach, this center is a nonprofit
organization that opened in August 1989. It is funded with federal (Super NOFA) monies, monies
from local jurisdictions, and monies from faith-based organizations in the following areas: “in-kind”
Donations Programs; Sponsorship and Underwriting for Programs and Fundraising Events; Housing
Fund Donations; Food Drives; and, “Adopt-A-Family” Holiday Programs (which provides a holiday
meal at Thanksgiving and holiday meal and gifts in December). The major objective of South County
Outreach programs and services is to help those assisted become self-supportive. This organization
operates without paid administrators. The Emergency Lodging Program is intended for homeless
families needing temporary housing until a permanent residence is established. The Housing
Assistance Program is intended for families needing an interest free loan to prevent eviction or to
assist with move-in costs. The Interfaith Shelter Program is a 6-month program available for homeless
singles seeking employment, shelter, and counseling. The Transitional Housing Program is a 2-year
program for homeless families. Applicants are screened by the Housing Committee to assess each
family’s ability to pay a reduced rent in a condominium, maintain employment, set goals, meet
commitments, and attend practical counseling for budget management. South County Outreach also
will pay a portion of a family’s utility bill to help avoid disconnection of services. Additional services
include vouchers for adults and children to obtain clothing at local thrift stores, gasoline vouchers or
bus tickets for transportation to job interviews or physician appointments, donation of automobiles
contributed to South County Outreach to clients in need, medical prescription vouchers for pre-
screened families or individuals, “motivational counseling” to help restore hope and confidence,
Housing Element Update Advisory Committee - July 1, 2020
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City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-151
“practical counseling” to assist in goal setting, budget management and future planning, and referrals
to local agencies for other counseling needs.
Serving People in Need (SPIN) — SPIN assists low-income and homeless people with financial assistance
for housing costs and through a network of comprehensive support services, enables them to become
self-sufficient and no longer dependent on public support. SPIN offers three different programs:
■ GAPP (Guaranteed Apartment Payment Program) which offers low-income and homeless
families with children (one adult must be working full-time) with move-in costs to permanent
housing. The program also requires mandatory, comprehensive case management lasting up to
2 years which includes family advisors, tutors for children, childcare cost subsidies, personal and
job counseling and budgeting skills.
■ The SARP (Substance Abuse Rehabilitation Program) program offers participants move-in
costs to a recovery home, counseling, bus passes to locate employment and eligibility to the
GAPP program if sobriety is maintained for 12-18 months.
■ The Street Services Program involves volunteers preparing and delivering a sack meal, hygiene
kits and seasonal clothing to the homeless living on the streets
Age Well Senior Services (formerly South County Senior Services) — A regional nonprofit charitable
organization that has as its mission to promote, advocate, and improve quality of life, dignity, and
independence of seniors. This organization serves approximately 10,000 seniors annually in its
combined programs. Age Well Senior Services receives funding from federal grants, project income,
MediCal, client fees, USDA, funding drives, and special events. Age Well Senior Services provides
medical treatment programs for adults 18 years or older with disabilities or impairments who are at
risk of institutionalization, including nursing services, occupational and physical therapy, speech
therapy, nutrition, music therapy, counseling, supervised social and educational activities, exercise,
special events, music, and art to delay institutionalization and social isolation. Age Well Senior
Services has an Alzheimer’s treatment center and an in-home assessment program to determine needs
of frail seniors, 60 years of age and older, and to establish a Plan-of-Care for services needed to assist
seniors to maintain independence in their own homes for as long as possible. A transportation
program coordinates lift-equipped paratransit services for senior centers. A referral service for In-
Home Providers is offered to help seniors maintain independence in their own homes for as long as
possible. Various programs and services are offered to meet educational, recreational, social, and
human service needs of the senior population. The Shared Housing Program was designed for seniors
and various age groups to share their existing homes for companionship and relief from financial
burden of housing costs for short- or long-term tenures. This Program had operated throughout the
1990s, but was discontinued in 2000 because the County of Orange discontinued Community
Development Block Grant (CDBG) Funds for the Shared Housing Program.
The Mobile Meals program provides home-delivered meals to individuals who are homebound due to
age, illness, or disability.
YMCA — The Newport Beach YMCA offers physical activities classes and personal hygiene facilities.
YWCA Hotel for Women — The YWCA Hotel for Women provides shelter, food, counseling,
job-search, and housing-search assistance for homeless women.
Friends in Service to Humanity — This agency (established in 1968) assists more than 5,900 families in
Orange County. These families consist of more than 24,000 individuals, of whom more than 12,500
are children. Friends in Service to Humanity provides the following services: rental assistance to avoid
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Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-152
eviction; “mobile meals to the home bound; transitional housing with case management; food; child
care subsidies for low-income working parents; utility payments to avoid disconnections; baby diapers
and infant formula; “adopt-a-family” program during the holidays; medical, dental, and shopping
transportation; and, transportation costs for employment.
Human Options: Community Resource Center — Human Options provides emergency shelter, food,
clothing, counseling, and legal advocacy to battered women and their children.
American Red Cross — The Red Cross assists persons temporarily displaced from their residence due to
disasters such as fires. This agency does not request CDBG funding from the City.
Other volunteer groups and local religious organizations serve Newport Beach by providing
temporary shelter, bus fares to reach pre-planned destinations, rental assistance, medical assistance,
food, and clothes to the homeless and other needy persons/families.
Several motels in the Newport Beach–Costa Mesa area are utilized by various agencies to
accommodate homeless persons. These agencies pay all or a portion of the costs.
An undetermined number of transients or chronically homeless individuals pass through Newport
Beach. Much of this depends on opportunities and conditions presented to these individuals within
Newport Beach and the surrounding communities. Housing needs of these individuals include
transitional housing in the form of single-room occupancy units (SRO) and emergency and
transitional shelters.
Name Persons/Groups Served Location Number of Beds
Aids Services Foundation,
Transitional housing
Program
Persons and families with HIV and AIDS Irvine 9
American Family Housing,
Haven Single Males and Females Midway City 36
American Family Housing,
SHIP/ISN (Self-Help
Interfaith Program)
Single Males and Females Midway City 16
American Family Housing,
Transitional Housing
Collaborative
Single Females and households with children Midway City 146
American Family Housing,
Permanent Housing
Collaborative
Households with children Midway City 42
American Veterans
Assistance Corp. Veterans with families Santa Ana 10
Anaheim Supportive
Housing for Senior, Tyrol
Plaza
Single Males and Females and households with
children Anaheim 60
Anaheim Interfaith/Halcyon
Shelter Families with children Anaheim 44
Anchor House Families San Clemente 14
Annie’s House People afflicted with HIV/AIDS Costa Mesa 10
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City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-153
Name Persons/Groups Served Location Number of Beds
Armory (Cold Weather
Program) Singles; Couples; Families Fullerton;
Santa Ana 400
Bethany Single, employed women who have successfully
completed a shelter program Orange 7
First Steps Beverly
House—YWCA
Transitional shelter for single women; may be
dually diagnosed or have substance abuse issues Fullerton 11
Birch I and II Santa Ana
Facility
Adult Males (Birch I); Youth (ages 18–21) who are
working or attending school and moving toward
independence (Birch II)
Santa Ana 11
Casa Teresa/Hannah’s
House
Single pregnant women, 18 years of age or older
with no children; client expected to work or attend
school
Orange 32
Casa Youth Shelter Ages 12–17; accepts pregnant teens Los Alamitos 12
Collette’s Children’s Home,
Emergency Housing
Program
Single Females and households with children 14
Collette’s Children’s Home,
Ariel Place Single Females and households with children Anaheim 24
Collette’s Children’s Home,
Cypress Single Females and households with children Placentia 16
Collette’s Children Home,
Cypress #2 Single Females and households with children Placentia 24
Collette’s Children #1 Single Females and households with children 24
Collette’s Children #2 Single Females and households with children 24
Collette’s Children #3 Single Females and households with children 24
Connection House Single Females and Males 5
CSP Youth Shelter Ages 11–17 Laguna Beach 6
CSP Youth Shelter Ages 11–17 Huntington
Beach 12
Dayle McIntosh Center For
The Disabled
Disabled Individuals/ Families with Disabled
Members Anaheim 7
Eli Home (Shelter #1 and
#2)
Transitional housing for women and children
(under age 12) who are victims of family abuse or
domestic violence. Faith based.
Orange 28
Family Assistance
Ministries Single Females and households with children 16
Family Assistance
Ministries, Gilchrest House Households with children Orange 39
Families Forward
Transitional housing for families or single parents
with children under 18 years of age; one adult
must be employed
Irvine 98
Friendship Shelter Individuals Laguna Beach 86
Fullerton Interfaith/New
Vista
Families or single parent with children under the
age of 18; must have income Fullerton 50
Fullerton Interfaith Single Male or Female Fullerton 12
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City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-154
Name Persons/Groups Served Location Number of Beds
Gerry House Male/Female intravenous drug users and who may
be receiving narcotic replacement therapy Santa Ana 12
Gerry House West Persons who are HIV positive with substance
abuse problems Santa Ana 6
Grandma’s House of Hope Single Females Santa Ana 44
Hearth Dayle McIntosh Disabled men or women with or without children Anaheim 6
Henderson House
Transitional housing to graduates, single men,
single women of the Friendship Shelter; must have
referral from Friendship Shelter Program
San Clemente 24
Heritage House Families Costa Mesa 33
Heritage House Cottage All Costa Mesa 20
Heritage House South Families Costa Mesa 32
Heritage House Village Families Anaheim 40
His House Single Male and Females and households with
children Placentia 43
Homeless Intervention
Shelter
Transitional living center for families, single men
and single women, men with children, women with
children, couples
Placentia 40
H.O.M.E.S. Inc., Anaheim
House Single Male and Females Anaheim 6
H.O.M.E.S. Inc., Diamond
Apartments All Anaheim 42
H.O.M.E.S. Inc., El
Modena House Single Females El Modena 4
H.O.M.E.S. Inc., Fullerton Single Male and Females Fullerton 6
H.O.M.E.S. Inc., Jackson
Aisle Single Male and Females Midway City 29
H.O.M.E.S. Inc., Riley
House Single Male and Females Orange 6
Hope Family Housing –
O.C. Rescue Mission Families with children El Modena 35
Hope Family Housing –
O.C. Rescue Mission Families with children Buena Park 45
H.O.M.E.S. Inc. Cypress
House
Single Males and Females Cypress 6
House of Hope—
O.C. Rescue Mission Women & children Santa Ana 45
Human Options Battered women, with or without children 40 Emergency
42 Transitional
John Henry Foundation Single Males and Females 46
Illumination Foundation,
Interim Housing and Wrap-
Around Services
Households with children 100
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City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-155
Name Persons/Groups Served Location Number of Beds
Illumination Foundation,
Homeless Prevention
Single Males and Females and households with
children 16
Illumination Foundation,
Recuperative Care
Program
Single Males and Females 20
Interfaith Interim Housing Single homeless adults willing to work; 120-day
program; faith based Laguna Hills 8
Interval House Battered women, with or without children; accepts
pregnant women Seal Beach 52
Interval House Transitional
Shelter #1 Seal Beach 22
Interval House Transitional
Shelter #2 Seal Beach 36
Kathy’s House Women, with or without children; faith based Capistrano
Beach 11
Laura’s House Battered women, with or without children Ladera Ranch 30
Laurel House Youth, ages 11–19 Tustin 6
Mary’s Shelter Pregnant teens, ages 17 and under; teen mothers
and infants 0–18 months Santa Ana 18
Mercy House HRRP Singles and families with children Santa Ana 67
Mercy House/Joseph
House
Transitional housing: must be employed or in job
training full time Santa Ana 22
Mercy House/Regina
House
Transitional housing for women and children under
10; must be employed or in job training full time Santa Ana 24
Mercy House/ Emmanuel
House Single Males and Females with HIV Santa Ana 21
Mercy House/ San Miguel All and 5 set-aside units for people with HIV/Aids Santa Ana 25
Mental Health Association
of Orange County, Single Male and Females Santa Ana 15
Mental Health Association
of Orange County, MHA
shelters
Single Male and Females Orange 10
Mental Health Association
of Orange County, HPRP Single Males and Females
Santa Ana 29
Missionary Brothers of
Charity Families Santa Ana 16
New Vista Shelter Families Fullerton 60
O.C. Rescue Mission Men Santa Ana 90
Orange Coast Interfaith
Shelter All Costa Mesa 85
Orangewood Children’s
Foundation, Rising Tide Youths male and female Orange 35
Precious Life Shelter Transitional/Emergency program for pregnant
women 18 years and older Los Alamitos Transitional – 50
Emergency - 6
Salvation Army Hospitality
House/Buffalo Street Single Male and Females Santa Ana 54
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Housing Element
Newport Beach General Plan 5-156
Name Persons/Groups Served Location Number of Beds
Salvation Army –
Transitional Housing
Program
All Santa Ana 18
The Sheepfold Women 18 years of age and older with children;
Faith Based Tustin 55
SPIN
Families, men, and women SPIN offers three
different programs:
■ The GAPP (Guaranteed Apartment Payment
Program) offers low-income and homeless
families with children with move-in costs to
permanent housing.
■ The SARP (Substance Abuse Rehabilitation
Program) program offers participants move-in
costs to a recovery home and counseling.
■ The Street Services Program involves
volunteers preparing and delivering a sack
meal, hygiene kits and seasonal clothing to the
homeless living on the streets
Costa Mesa
Transitional Housing-
Guided Assistance:46
Substance Abuse: 144
Homeless Prevention
Rapid Re-housing
Program: 4
South County Outreach,
Transitional Housing
Program
Families 68
Thomas House
Transitional housing for families, women with
children, men with children; adults must be willing
to work
Garden Grove 86
Thomas House Temporary
Shelter Families Fountain
Valley
Provides room
for 7 families
Toby’s House Adult pregnant women; children under 5 years of
age San Clemente 25
Veterans First, Veterans
Village Single Veterans Santa Ana 54
Veterans First, VA-GPD Single Veterans 31
Veterans First, Housing
Program Single Veterans 28
Veterans First, Veterans
Self Determination Center Single Veterans 24
Village of Hope – O.C.
Rescue Mission
Single Male, Single Females, and families with
children 96
WISE Place, Positive Step
Hotel for Women
Transitional program for single women with no
children; must be alcohol free; drug testing may be
required
Santa Ana 5
WISE Place, Steps to
Independence
Transitional program for single women with no
children; must be alcohol free; drug testing may be
required
30
WISE Place
Homeless Prevention Rapid Re-Housing for single
woman with no children and victim of domestic
violence
1
Women’s Transitional
Living Center Battered women and families 44
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Housing Element
Newport Beach General Plan 5-157
Name Persons/Groups Served Location Number of Beds
Women’s Transitional
Living Center 45/90 Day E-Shelter Battered women and families 61
YWCA—Hotel For Women Women Santa Ana 38
SOURCES: Orange County Consolidated Plan: 2010-2015
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Item No. IV(a) - Attachment 5
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Housing Element
Newport Beach General Plan 5-158
Appendix H3 Public and Private Resources Available for
Housing and Community Development Activities
Program Names Description Eligible Activities
1a. Federal Programs—Formula/Entitlement
Community
Development Block
Grant (CDBG)
Grants awarded to the City on a formula basis for housing and
community development activities.
Acquisition
Rehabilitation
Home Buyer Assistance
Economic Development
Homeless Assistance
Public Services
ADA Compliance
Public Facilities
1b. Federal Programs - Competitive
Section 8
Rental Assistance
Program
Rental assistance payments to owners of private market rate units
on behalf of very low–income tenants
Rental Assistance
HOME Flexible grant program awarded to the Orange County HOME
Consortium on a formula basis for housing activities. City can apply
to County on a competitive basis for affordable housing projects
Acquisition
Rehabilitation
Home Buyer Assistance
Rental Assistance
Section 202 Grants to nonprofit developers of supportive housing for seniors. Acquisition
Rehabilitation
New Construction
Rental Assistance
Section 811 Grants to nonprofit developers of supportive housing for persons
with disabilities, including group homes, independent living
facilities, and intermediate care facilities.
Acquisition
Rehabilitation
New Construction
Rental Assistance
Section 108 Loan Provides loan guarantee to CDBG entitlement jurisdictions for
pursuing large capital improvement or other projects. The
jurisdictions must pledge future CDGB allocations for repayment of
the loan. Maximum loan amount can be up to five times the
entitlement jurisdiction’s most recent annual allocation. Maximum
loan term is 20 years.
Acquisition
Rehabilitation
Home Buyer Assistance
Economic Development
Homeless Assistance
Public services
Mortgage Credit
Certificate Program
Income tax credits available to first-time homebuyers for the
purchase of new or existing single-family housing. Local agencies
(County) make certificates available.
Home Buyer Assistance
Low Income Housing
Tax Credit (LIHTC)
Tax credits are available to individuals and corporations that Invest
in low—income rental housing. Usually, the tax credits are sold to
corporations with a high tax liability and the proceeds from the sale
are used to create the housing
New Construction
Rehabilitation
Acquisition
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Newport Beach General Plan 5-159
Program Names Description Eligible Activities
Shelter Plus Care
Program
Grants for rental assistance that are offered with support services
to homeless with disabilities. Rental assistance can be:
Section 8 Moderate Rehabilitation
(SRO)
project based rental assistance administered by the local PHA with
state or local government application
Sponsor-Based Rental Assistance
Provides assistance through an applicant to a private nonprofit
sponsor who wins or leases dwelling units in which participating
residents reside.
Tenant-Based Rental Assistance (TBA)
Grants for rental assistance
Project-Based Rental Assistance
Grants to provide rental assistance through contracts between
grant recipients and owners of buildings.
Rental Assistance
Homeless Assistance
Supportive Housing
Program (SHP)
Grants for development of supportive housing and support services
to assist homeless persons in the transition from homelessness.
Transitional Housing
Permanent Housing for
Disabled
Supportive Services
Safe Havens
2. State Programs
Proposition 1 A Proposition 1A includes provisions to establish a Down payment
Assistance Program and a Rent Assistance Program using school
fees collected from affordable housing projects. Potential buyers or
tenants of affordable housing projects are eligible to receive
nonpayment assistance or rent subsidies from the state at amounts
equivalent to the school fees paid by the affordable housing
developer for that project in question.
Down payment Assistance
Rental Assistance
Emergency Shelter
Program
Grants awarded to nonprofit organizations for shelter support
services.
Support Services
California Housing
Finance Agency
(CHFA)
Multiple /Rental
Housing
Programs
Below market rate financing offered to builders and developers of
multiple-family and senior rental housing. Tax exempt bonds
provide below-market mortgage money.
New Construction
Rehabilitation
Acquisition of Properties
from 20 to 150 units
California Housing
Finance Agency
Home Mortgage
Purchase Program
CHFA sells tax-exempt bonds to make below market loans to first
time homebuyers. Program operates through participating lenders
who originate loans for CHFA purchase
Home Buyer Assistance
California Housing
Rehabilitation
Program-Owner
Component
(CHRP-O)
Low interest loans for the rehabilitation of substandard homes
owned and occupied by lower-income households. City and
nonprofits sponsor housing rehabilitation projects.
Rehabilitation
Repair Code Violations,
Accessibility
Additions, General
Property Improvement
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Housing Element
Newport Beach General Plan 5-160
Program Names Description Eligible Activities
3. Local Programs
Tax Exempt Housing
Revenue Bond
The City can support low-income housing developers in obtaining
bonds in order to construct affordable housing. The City can issue
housing revenue bonds or participate in the County of Orange
program requiring the developer to lease a fixed percentage of the
units to low-income families and maintain rents at a specified below
market rate.
New Construction
Rehabilitation
Acquisition
Building Equity and
Growth in
Neighborhoods
(BEGIN)
Grants to cities that adopt measures to encourage affordable
housing, to make second mortgage loans to low- and moderate-
income homebuyers.
New Construction
Rehabilitation
Infill Incentive Grant Funding of infrastructure to facilitate infill housing development Funding of water, sewer,
parks and site clean-up for
new construction
Workforce Housing
Reward Program
(WFH)
Grants to cities and counties that approve new housing affordable
to low and very low–income households
New Construction
Acquisition
Affordable Housing
Innovation Fund
Funding for pilot programs to demonstrate innovative, cost-saving
ways to create or preserve affordable housing
New Construction
Rehabilitation
Acquisition
Governor’s Homeless
Initiative
Interagency funds for support housing for persons with severe
mental illness who are chronically homeless
New Construction
Support Services
Multi-family Housing
Program-Supportive
Housing
Loans for rental housing with supportive services for the disabled
who are homeless or at risk of homelessness
New Construction
Support Services
Multi-family Housing
Program-Homeless
Youth
Housing with supportive services for homeless youth New Construction
Support Services
4. Private Resource/Financing Programs
Federal National
Mortgage Association
(Fannie Mae)
Loan applicants apply to participating lenders for the following
programs:
Fixed rate mortgages issued by private mortgage insurers.
Mortgages that fund the purchase and rehabilitation of a home.
Home Buyer Assistance
Savings Association
Mortgage Company
Inc. (SAMCO)
Pooling process to fund loans for affordable ownership and rental
housing projects. Non-profit and for profit developers contact
member institutions.
New Construction of single
family and multiple family
rentals, cooperatives, self help
housing, homeless shelters,
and group homes for the
disabled.
California Community
Reinvestment
Corporation (CCRC)
Non-profit mortgage banking consortium designed to provide long-
term debt financing for affordable multi-family rental housing. Non-
profit and for profit developer contact member banks
New Construction
Rehabilitation
Acquisition
*Freddie Mac Home Works—Provide 1st and 2nd mortgages that include
rehabilitation loan. City provides gap financing for rehabilitation
component. Households earning up to 80% of MFI qualify.
Home Buyer Assistance
combined with Rehabilitation
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Housing Element
Newport Beach General Plan 5-161
Program Names Description Eligible Activities
Newport Beach
Affordable Housing
Fund
Can be used to fund new construction, rehabilitation, acquisition,
land purchases, gap financing, and help support infrastructure
costs.
New Construction
Rehabilitation
Acquisition
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Appendix H4 Housing Sites Analysis and Inventory
This appendix to the Housing Element addresses the requirements of Government Code Sections
65583 and 65583.2, requiring a parcel-specific inventory to identify sites that can be developed for
housing within the planning period and that are sufficient to provide for the City’s share of the
regional housing need allocation, and to provide realistic opportunities for the provision of housing
to all income segments within the community.
The Sites Analysis and Inventory is organized by the key opportunity areas identified within the
Housing Element text. For each of these opportunity areas, the sites inventory table provides a
listing of individual sites. The analysis demonstrates the sites are currently available and
unconstrained so as to provide realistic development opportunities prior to October 15, 2021 (the
end of the planning period). To demonstrate the realistic development viability of the sites, the
analysis discusses: 1) current General Plan land use designations and whether appropriate zoning is
in place; 2) applicable development limits/densities and their impact on projected development
capacity and affordability; 3) past development trends; 4) existing constraints including any known
environmental issues; 5) the availability of existing and planned public service capacity levels.
Since a limited amount of vacant land remains in the community, future housing development
would primarily be achieved through infill and reuse of sites with existing, underutilized land uses.
The inventory describes whether the sites are currently vacant or underutilized, and whether or not
they are currently zoned for residential use.
Site Selection
It is important to note that this inventory of realistic development sites is much smaller than the
total potential number of sites and number of units that can be redeveloped for housing under the
General Plan build-out projections. To identify sites that can realistically be developed for housing
within the planning period, staff utilized a combination of resources, including the review of the
City’s Land Use Element and Zoning Code, site analysis using the City’s Geographical Information
Systems (GIS) database, updated County Assessor’s data to determine age of buildings and ratio of
improvement value to land value, discussion with developers and land owners, research of past
development trends within the City, and field surveys of each of the properties. The analysis of the
data resulted in the identification of select underutilized sites and the realistic development capacity
of those sites. Properties that were excluded from the inventory include:
Properties currently developed with newer structures or structures that have recently been
remodeled, and which tend to have a higher ratio of improvement value to land value.
Properties that are nonconforming due to floor area ratios (FAR) that greatly exceed the
ratios currently permitted. For example, several of the older structures located within the
Balboa Village area are aging; however, redevelopment of those properties are not
anticipated to occur because they are currently developed at a 2.0 FAR, significantly
exceeding the current allowable 0.5 FAR for stand-alone commercial. Even if developed for
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mixed-use, the existing commercial value exceeds the value that could be added with a
mixed-use product.
Properties that are considered historic structures.
Uses that contributed to the ambiance of the neighborhood or had a good fit or reputation
in the City.
Vacant Sites
Banning Ranch
On July 23, 2012, the City approved an application filed by Newport Banning Ranch, LLC for a
proposed planned community on a 401 gross-acre project site for development of 1,375 residential
dwelling units, a 75-room resort inn and ancillary resort uses, 75,000 square feet of commercial uses,
approximately 51.4 acres of parklands, and approximately 252.3 acres of permanent open space. The
Planned Community Development Plan was adopted August 14, 2012, and provides zoning
regulations for those portions of the property within the City of Newport Beach and serves as pre-
annexation zoning for those portions under the jurisdiction of the County of Orange. The project
also requires the approval of a coastal development permit by the California Coastal Commission.
Newport Banning Ranch, LLC submitted their application to the California Coastal Commission in
January 2013. The review by Coastal Commission staff is expected to take a minimum of 1 to 3 years.
The realistic unit capacity of 1,375 units for this area is based on the approved planned community
development plan and tract map.
Corona Del Mar
The General Plan land use designations include Corridor Commercial (CC) with an FAR of 0.75 and
Multiple Residential (RM). Per the Land Use Element up to eight dwelling units may be
accommodated on the two adjoining RM parcels that are currently occupied by a dirt parking lot.
On January 3, 2013, the City approved an application that would allow development of the site with
six detached condominiums above a common subterranean parking structure.
Infill/Reuse Opportunity Areas
In order to establish a realistic development capacity for the mixed-use redevelopment opportunity
sites within Areas 2-7, recently constructed or approved mixed-use projects throughout the City
were researched and analyzed. It is also important to realize that when the General Plan was updated
to add additional mixed-use opportunity areas, it was done so with the intent of stimulating
revitalization within these areas through the creation of new value that is added to these properties
that could not previously be achieved as stand-alone commercial developments. For example, a
property can be redeveloped as a stand-alone commercial building with a 0.5 FAR, or the same
property can be redeveloped for mixed-use with a 0.5 FAR commercial component and a 0.75
residential component, for a total 1.25 FAR. In most cases it would not make economic sense to
only build a stand-alone commercial building when you can add a residential component without
impacting the commercial allowance. Therefore, in establishing what the realistic capacity of the
selected sites within the inventory should be, it is assumed that each of the selected sites would be
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redeveloped as a mixed-use project. To confirm this assumption, staff researched all new
construction projects that have occurred on existing mixed-use zoned properties within the Cannery
Village area. Based on that research, staff has confirmed all new construction that has occurred
(excluding remodels) has in fact been a mixed-use development that incorporates residential units.
Based on the economics and the confirmed historical development trend, it is justifiable to assume
that these selected sites would likely be developed as mixed-use.
The next step in establishing the realistic capacity of these selected sites within the inventory
involved establishing the realistic density that these properties would be developed to. Although
allowed densities under the Zoning Code would permit up to 26.7 du/acre, the reality is that market
demands, product types, as well as parking and height restrictions, impact achievable densities.
Therefore, to arrive at an achievable density, staff analyzed actual mixed-use projects that have been
developed or approved in the City. The analysis includes research of projects developed on both
small and large sites, illustrating that the densities are achievable regardless of parcel size. The
following are existing mixed-use projects that have been constructed or approved:
607-615 E. Balboa Boulevard
Parcel Size: 0.29 acres
Project/Built: 5 du with commercial below
Achieved Density: 17.2 du/acre
Code Relief: Allow tandem commercial parking
2700 Newport Boulevard
Parcel Size: 2.095 acres
Project/Built: 35 du and 22,500 sq. ft. commercial
Achieved Density: 16.7 du/acre
501-507 & 500-512 30th Street, 2908-2912 Lafayette Avenue
Parcel Size: 1.44 acres
Project/Built: 22 du and commercial below
Achieved Density: 15.27 du/acre
Code Relief: Increased height which did not result in increased square footage
430 31st Street
Parcel Size: 0.065 acres
Project/Built: 1 du with commercial below
Achieved Density: 15.6 du/acre
Code Relief: Allow handicap access lift to encroach into front yard setback
500 31st Street
Parcel Size: 0.06 acres
Project/Built: 1 du with commercial below
Achieved Density: 15.6 du/acre
Code Relief: Increased height which did not result in increased square footage
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Taking an average of the aforementioned examples, 16 du/acre was used for Areas 2-7 as a realistic
density to derive a realistic unit capacity.
Area 1- West Newport Mesa
These sites currently consist of some industrial properties, commercial properties and residential
development. All of the sites have been designated Multi-Unit Residential (RM) with the
comprehensive Zoning Code Update to be consistent with the General Plan designation of Multiple
Family Residential (RM). The RM zoning designation allows 18 du/acre.
The industrial and commercial sites are considered underutilized due to aging commercial and
industrial structures that are partially or wholly vacant. The RM zoning provides these properties
with redevelopment opportunities not previously afforded to them.
The older single-family residences are also considered underutilized because they have not realized
the development potential permissible under the RM zoning district.
To determine the realistic development capacity of these sites, the lot size and densities of three
existing affordable housing apartment complexes were analyzed:
843 W. 15th Street - 30 du/acre (65 du on a 2.2 acre lot)
1544 Placentia –31 du/acre (25 du on a 0.8 acre lot)
1530 Placentia –31 du/acre(14 du on a 0.45 acre lot)
The existing developments were constructed pursuant to the multi-residential development
standards of the old Zoning Code and illustrate that a density of 18 du/acre is a realistic density for
this area; therefore, it was used to compute the realistic unit capacity for the West Newport Mesa
opportunity sites.
Area 2- Mariners Mile
These sites were previously zoned for commercial use and are developed as such. All of the sites are
now zoned for mixed-use (MU-MM and MU-W1), a result of the comprehensive Zoning Code
Update and consistent with their mixed-use General Plan designations (MU-H1 and MU-W1).
These sites are considered underutilized because the properties consist of older buildings, buildings
with vacancies, or boat storage sites where there has not been a previous opportunity to realize the
potential of the mixed-use zone. Many of the existing struggling commercial services will benefit
from the mixed-use redevelopment opportunity, which would increase customer activity and create
new demand for the commercial services.
For the sites on the inland side of Coast Highway, the General Plan establishes a maximum density
of 26.7 du/acre; however, based on the average density yield of recently constructed or approved
mixed-use developments in the City, 16 du/acre was utilized as the realistic development capacity of
those sites (see Mixed-Use Realistic Development Capacity Assumption section for detailed discussion). For
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bay-fronting properties in this area, the General Plan establishes a lower density limit of 12 du/acre.
based on a maximum 50 percent of the property; therefore, for bay-fronting sites, the realistic
development capacity was established as 12 du/acre based on a maximum 50 percent of the
property.
Area 3- Lido Marina Village
These sites were previously zoned for commercial use and are developed as such. All of the sites are
now zoned for mixed-use with the exception of one property that is zoned for multi-unit residential,
as a result of the comprehensive Zoning Code Update and are consistent with their General Plan
designations of Mixed-Use Water 2 (MU-W2) and Multiple Residential (RM 20 du/acre).
These sites are considered underutilized because they consist of properties that are developed with
aging commercial buildings, many with vacancies where there has been no opportunity to realize the
potential of the mixed-use redevelopment currently afforded. The mixed-use is a realistic
opportunity that will bring vitality back to the failing commercial area. The property that is zoned
multi-unit residential is also underutilized and economically obsolete due to an aging commercial
building that occupies the site and that has an entire second floor vacant. The City is currently
reviewing a development application for the property to allow the demolition of an underutilized
office building and redevelopment of the site with 23 new townhouse-style multi-unit dwellings. The
application also includes a request to rezone a property designated as private institutional to multi-
unit residential.
The mixed-use designation provides for a maximum density of 26.7 du/acre; however, based on
existing mixed-use projects developed in the area, a realistic density of 16 du/ac was used to derive a
realistic unit capacity for the mixed-use sites. For the multi-unit residential site, realistic development
capacity was based on the maximum allowed density of 20 du/acre, which is supported by the actual
development capacities achieved on existing multi-unit residential projects within the area. The
following provide examples of these projects:
711 Lido Park Drive – 20 du/acre (12 du on a 0.6 acre lot)
621 & 633 Lido Park Drive – 36 du/acre (36 du on a 1 acre lot)
Area 4- Cannery Village
These sites were previously zoned for commercial and mixed-use, and are developed as such. The
properties have mixed-use General Plan land use designations of Mixed-Use Horizontal 4 (MU-H4)
and are currently zoned for mixed-use (MU-CV/15th St.), a result of the comprehensive Zoning
Code Update.
These sites consist of aging commercial and light industrial buildings. There are some existing
mixed-use properties in the area; however, the mixed-use regulations of the updated Zoning Code
are less restrictive (i.e. parking) and facilitate additional opportunities for mixed-use projects.
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The General Plan establishes a maximum density of 26.7 du/acre; however, based on the average
density yield of recently constructed or approved mixed-use developments in the City, 16 du/acre
was utilized as the realistic development capacity of those sites.
Area 5- McFadden Square
This area is similar to Cannery Village and the sites were previously zoned commercial and mixed-
use. The properties have mixed-use General Plan land use designations of MU-W2. All of the
properties are currently zoned MU-W2, a result of the comprehensive Zoning Code Update,
consistent with their General Plan designations.
These sites consist of aging commercial buildings and vacant lots used for commercial parking.
There are existing mixed-use properties; however, the mixed-use development regulations of the
updated Zoning Code are less restrictive (i.e. parking) and facilitate additional opportunities for
mixed-use projects.
The General Plan establishes a maximum density of 26.7 du/acre; however, based on the average
density yield of recently constructed or approved mixed-use developments in the City, 16 du/ac was
utilized as the realistic development capacity of those sites.
Area 6- Balboa Village
This area is similar to Cannery Village and McFadden with sites that were previously zoned
commercial and mixed-use. The properties have mixed-use General Plan land use designations of
Mixed-Use Vertical (MU-V). All of the properties are currently zoned MU-V, a result of the
comprehensive Zoning Code Update, consistent with their General Plan designations.
These sites consist of aging commercial buildings. There are existing mixed-use properties; however,
the mixed-use development regulations of the updated Zoning Code are less restrictive (i.e. parking)
and facilitate additional opportunities for mixed-use projects.
The General Plan establishes a maximum density of 26.7 du/acre; however, based on the average
density yield of recently constructed or approved mixed-use developments in the City, 16 du/acre
was utilized as the realistic development capacity of those sites.
Area 7- Dover Drive/Westcliff Drive
These sites consist of properties that were previously zoned for administrative, professional, and
financial use. The properties have General Plan land use designations of Mixed-Use Horizontal 1
(MU-H1). All of the properties are currently zoned for mixed-use (MU-DW), a result of the
comprehensive Zoning Code Update and consistent with their General Plan land use designations.
These sites are currently developed with aging commercial and financial buildings, which are no
longer considered to be the highest and best use for these properties due to the mixed-use
development opportunities that have been created for these properties.
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City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-168
The General Plan establishes a maximum density of 26.7 du/acre; however, based on the average
density yield of recently constructed or approved mixed-use developments in the City, 16 du/acre
was utilized as the realistic development capacity of those sites.
Area 8- Newport Center
The Land Use Element creates a new residential land use designation of Mixed-Use Horizontal 3
(MU-H3) in this area with up to 450 new high-density multi-family housing units.
The Irvine Company (IC) is the main land owner/developer in the Newport Center area. A Planned
Community Development Plan (North Newport Center PC) for IC owned property within the
Newport Center area was approved in December 2007 and amended in August of 2012. The North
Newport Center PC area comprises approximately 158.4 acres along San Joaquin Hills Road and
Newport Center Drive, and consists of seven subareas. This Development Plan allows for the
diversification of land uses in order to encourage new and original uses consistent with the Mixed-
Use concept as established in the General Plan, including the development of 445 of the permitted
450 mixed-use units. Implementation of this development will provide residential opportunities in
proximity to Newport Center which is a regional job center and commercial area. As part of the
amendment approved in 2012, an additional 79 residential units were approved for construction
with North Newport Center as a result of the conversion and transfer of 79 unbuilt hotel units from
the Newport Beach Marriot site in Newport Center. As a result of the amendment, the
Development Plan now allows for the total construction of up to 524 residential units within the
San Joaquin Plaza sub-area (identified as Site 1 within the sites inventory and maps). The
development plan includes development standards for site coverage, building heights, setback line
designations, off-street parking, vehicular access, signage, lighting, storage, screening and
landscaping. To facilitate the development of the housing and provide considerable flexibility,
maximum building height is set at 65 feet and no maximum density limit was established, but rather
maximum development limit of 524 dwelling units was established.
The remaining five mixed-use units authorized by the General Plan in Newport Center were entitled
for development at the Newport Beach Country Club site (Site 3).
Within Newport Center, the General Plan includes a development opportunity for 79 multi-family
residential (RM) dwelling units. A 79-unit condominium project (Santa Barbara Condominiums) was
approved by the City in 2006 and the California Coastal Commission in 2007; Phase 1 of the project
is anticipated to begin construction by summer of 2013 (Site 2).
Area 9- Airport Area
Properties in this area are currently zoned as Planned Community and regulated by the development
standards contained within the following three Planned Community development plan texts: 1) The
Newport Place Planned Community (PC 11); 2) The Koll Center Planned Community (PC 15), and
The Uptown Newport Planned Community (PC 58). Properties within these planned communities
are currently developed with existing research and development, office, high technology, industrial
and commercial uses. The General Plan provides for the maintenance and limited expansion of the
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City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-169
currently developed mix of uses. Additionally, it identifies this Area as one of the greatest
opportunities in the community to create new residential neighborhoods including workforce
housing, through the replacement of existing uses and new construction on underutilized surface
parking lots. Land Use Element Policy LU 6.15.5 allocates a maximum of 2,200 housing units in
areas designated as MU-H2. The MU-H2 designation provides for the horizontal intermixing of
uses, including the development of free-standing multi-family residential units. All of the units must
be developed as replacement of existing uses, with the exception of a maximum of 550 units that
may be developed as infill on existing surface parking lots.
On July 24, 2012, the Newport Place PC was amended to establish a residential development overlay
where multi-unit residential developments, which include a minimum of 30 percent of the units
affordable to lower-income households, are permitted subject to site development review and
eligible for a waiver of 10-acre site requirement specified in General Play Policy LU6.15.6. On
March 12, 2013, the Uptown Newport Planned Community was adopted (formerly a part of the
Koll Center Planned Community) and serves as the zoning document for the construction of up to
1,244 residential units (including 322 density bonus units), 11,500 square feet of retail commercial,
and 2.05 acres of park space. Both the Newport Place and Uptown Newport Planned Communities
require densities between 30 du/acre and 50 du/acre, consistent with the densities of the General
Plan. The Koll Center Planned Community text was also amended on March 12, 2013, to remove
the properties now regulated by the new Uptown Newport Planned Community. The remaining
properties within Koll Center Planned Community do not include the allowance for residential uses
at this time and an amendment to the Planned Community text would be required to allow a future
residential development. The Koll Center Company is presently processing an amendment to the
Koll Planned Community to provide residential opportunities for 260 infill units.
In formulating General Plan policies, it was important that residential development not occur on a
“piecemeal” basis, but rather there must be sufficient critical mass to enable each increment of
housing to stand alone as a viable and livable neighborhood. Therefore, the General Plan establishes
several policies that set forth criteria for the configuration and design of new residential villages in
the Airport Area. The realistic development capacity for the Airport Area takes into consideration
each of the following development limitations:
Density- General Plan Policy LU 6.15.7 stipulates that residential units be developed at a
maximum density of 50 units per acre and minimum of 30 units per acre. Pursuant to
Government Code Section 65583.2(c)(1), since a minimum density limit has been established
for this area, the realistic development capacity utilizes a density of 30 du/acre.
Residential Villages- General Plan Policy LU 6.15.6 defines standards for the development
of cohesive and integrated neighborhoods. It stipulates that residential neighborhoods shall
contain a minimum of 10 contiguous acres centered on a neighborhood park and other
amenities. The housing opportunity sites illustrated in the site inventory and map are based
on 4 of the 5 potential residential villages illustrated in the Airport Area Residential Villages
Concept Diagram contained in the Land Use Element of the General Plan (Figure LU23).
The fifth potential residential village was excluded from the site inventory and map because
of the fragmented ownership of the parcels within that area and shared use of common
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Newport Beach General Plan 5-170
parking lots. Recognizing that General Plan Policy LU6.15.6 may result in a potential
constraint to the development of affordable housing on the smaller parcels located within
Potential Residential Village Sites 1 and 2, the City approved an amendment to the Newport
Place Planned Community (PC 11) to eliminate the constraint and create a waiver to the
minimum 10-acre site requirement. Specifically, the amendment permits residential
development that includes a minimum of 30 percent of the units affordable to lower-income
households with the approval of a Site Development Review.
Vehicle Trip Conversion Rate- General Plan Policy 6.15.5 states that of the 2,200 units
permitted within the Airport Area, only 550 units may be developed as infill on surface lots
or areas not occupied by buildings. The remaining 1,650 units are permitted as the
replacement of existing nonresidential uses or industrial 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 the cumulative development of the site shall not
exceed the number of trips that would have resulted from the development of the
underlying permitted nonresidential uses. A standardized set of conversion rates is provided
by the Traffic Engineer in order for all conversions to occur in a consistent and fair manner.
33. Both the AM and PM peak hour trip rates from the Newport Beach Transportation
Model (NBTM) were reviewed and the more conservative of the two was selected for
determining the conversion factors. The sites inventory for the Airport Area includes the
potential unit capacities based on the trip conversion rates. The results of the analysis
demonstrate that potential dwelling unit capacity based on trips exceeds the maximum
2,200-unit capacity allowed per the General Plan and further supports the realistic
development capacity for the area.
Because all of the sites within the Airport Area are currently developed with a mix of research and
development, office, industrial, and other commercial uses, it was important to identify which of the
parcels within the area had the greatest potential to be redeveloped for housing. The fact that these
properties are currently developed with existing uses should not be viewed as an impediment to new
residential development. As discussed in detail on page 5-75 of the Housing Element, high land
values within Newport Beach and a strong demand for new housing significantly increases the
feasibility for infill and reuse of these sites within the Airport Area. In addition, the following
factors were taken into account when selecting which particular sites had a realistically potential to
be developed for housing within the planning period:
Improvements to Land Value Ratio- To assist in the identification of parcels that have
redevelopment potential, the ratio of improvement value to land value was calculated for
each of the parcels using data for the County Assessor’s Office. Where the ratio is 1:1 or
less, this means that the value of buildings or improvements on a site is equal to or less than
the value of the land. Existing developed lands that are least likely to be redeveloped are
those with high ratios of improvement values to land values. Conversely, when the
improvement values are equal to or less than the land values, the site is considered
underutilized and may have redevelopment potential. These Assessed Valuation ratios were
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City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-171
considered along with other factors to identify which sites can realistically be developed for
housing within the planning period.
Visual Inspections- The City conducted visual inspections of each of the properties located
within the Airport Area to assist in the selection of sites. After inspecting these sites, many
of the sites that had improvement values equal to, or less than the land values, were still
excluded from the inventory because the buildings maintained characteristics that did not
lead the City to believe they would realistically be redeveloped within this planning period.
These characteristics included recent construction or improvements, existing high-rise
buildings, and age of buildings. However, several sites with high ratios of improvement
values to land values were actually added to list based on other characteristics, such as large
numbers of vacancies, age of buildings, condition of buildings and level of reinvestment, and
low intensity of existing development.
Developer/Property Owner Interest- Since the adoption of the General Plan Update in
2006, several property owners and developers have approached the City with inquiries and
interest in developing certain properties for residential development. Applications have been
submitted with the City for Residential Villages Sites 3 and 4, described below, requesting
consideration for new housing developments. Based on this information, certain sites were
selected and identified as sites that realistically be developed for housing within the planning
period.
The parcel-specific inventory table for Area 9 (John Wayne Airport Area) includes a column
indicating the ratio of improvement value to land value and a column listing which of the factors
above were considered when selecting that particular parcel to be included within the inventory.
The following is a summary of each of the four identified potential residential villages:
Residential Village Site 1- Residential Village Site 1 is located at the southwest corner of MacArthur
Boulevard and Corinthian Way. A total of eight underutilized parcels have been selected for the sites
inventory and map based on certain characteristics of the properties. Four of the parcels (Sites 1g-
1h) have land values that exceed the improvement value of the properties. The other four parcels
(Sites 1a-1d) are owned by the same property owner and are currently developed as one commercial
complex. The buildings were constructed in the early 1970’s and exhibit signs of aging and need for
rehabilitation. Several of the suites within the commercial complex are vacant.
Residential Village Sites 2- Residential Village Site 2 is located at the northwest corner of Dove
Street and Quail Street. A total of ten underutilized parcels have been selected for the sites inventory
and map based on certain characteristics of the properties. Six of the parcels (Sites 2c, 2e, 2f, 2i, 2g,
and 2j) have land values that exceed the improvement value of the properties. Site 2j in particular
has a land value that significantly exceeds the improvement value and is currently being utilized as a
vehicle storage lot. The other four parcels (Sites 2a, 2b, 2d, and 2h) were included within the
inventory based on the visual inspections of the parcels. The existing buildings on these parcels were
all built in the early 1970’s and consist of 2-story, low-intensity office development.
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Housing Element
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Residential Village Sites 3 - Further supporting the realistic development potential for these areas is
the Integrated Conceptual Development Plan that has been prepared for future residential
development on the Koll (Site 3) and Uptown Newport (formerly referred as Conexant)(Site 4)
properties. For the Koll development project, the Plan includes 260 residential infill units within a
24-acre area of the Koll Center. The 24-acre area currently consists of surface parking and
landscaping, and maintains a land value that significantly exceeds the improvement value of the
property. The applicant is currently working on a conceptual site plan for the project and has had
discussions with City staff to address issues with traffic circulation, fire access, and open space
requirements. The applicant is currently preparing the Planned Community Development Plan
amendment for submission and public hearings are anticipated for late 2015.
Residential Village Sites 4- On March 12, 2013, the Uptown Newport Planned Community was
adopted (formerly a part of the Koll Center Planned Community) and serves as the zoning
document for the construction of up to 1,244 residential units (including 322 density bonus units),
11,500 square feet of retail commercial, and 2.05 acres of park space.
Environmental Constraints
Environmental constraints include possible asbestos from older building construction for many of
the aging structures throughout all of the Areas. In Area 1 West Newport there are light industrial
uses that could have created possible toxins. Smaller projects may be exempt from the California
Environmental Quality Act (CEQA) and larger projects will be subject to CEQA beginning with
Initial Studies which will identify all possible environmental issues at the time of project submittal.
The only housing opportunity area identified in the updated General Plan and associated
Environmental Impact Report with significant environmental constraints is the Banning Ranch area.
The Banning Ranch area includes significant environmental resources including wetlands, habitat
areas, sensitive wildlife, and valuable biological resources.
Adequate Infrastructure Capacity within all Sites
Government Code Section 65583.2(b)(5) requires a general description of existing or planned water,
sewer, and other dry utilities supply, including the availability and access to distribution facilities.
This information need not be identified on a site-specific basis. There is adequate infrastructure
capacity within these underutilized sites, and redevelopment of these infill sites is considered
feasible. The infrastructure capacity is considered adequate to accommodate the City’s share of the
regional housing need. Presently, the area in the community that is not served by any water or sewer
infrastructure is Banning Ranch. However, if the Banning Ranch area is annexed, the City intends to
provide service to this area.
Adequate water supply, water delivery, and water treatment facilities. The sites are served by Irvine
Ranch Water District (IRWD) and the City. The City continues to produce groundwater and
purchase local water. Currently the City purchases imported water through the Municipal
Water District (MWD) from the Municipal Water District of Orange County (MWDOC).
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Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-173
Build out of the General Plan land use designations including these sites would increase
water demand however; the MWDOC has indicated that there is adequate existing and
planned imported water supply to accommodate the increased demand associated with the
build out of the General Plan land use designations. The amount of projected development
including these sites could place more demand on the local groundwater supply to avoid the
purchase of additional imported water, even though sufficient imported water is projected to
be available. However, General Plan policies are in place within the Natural Resources
Element including enforcement of water conservation measures that limit water usage,
prohibit activities that waste water or cause runoff, and require the use of water efficient
landscaping and irrigation in conjunction with other water conserving devices and practices
in both new construction and major alterations and additions to existing buildings. Overall
General Plan policies found in the Land Use and Natural Resources Elements are in place to
reduce impacts associated with water supplies, treatment, and conveyance systems related to
build out of the General Plan land use designations including these sites.
IRWD anticipates a sufficient water supply to cover estimated demands as well as future
demands resulting from unanticipated changes in land use, IRWD would be able to serve the
new land uses from existing entitlements and resources.
Waste Water Facilities. The City, IRWD, and Costa Mesa Sanitation District (CMSD) provide
wastewater infrastructure to the City and they utilize Orange County Sanitation District
(OCSD) facilities for the treatment of wastewater collected with their infrastructure. The
existing treatment plants operate well below their design capacity and it is anticipated that
cumulative development of the General Plan land use designations including these sites
would not exceed the capacity of the waste water treatment system. Cumulative impact of
the additional residential and mixed-use development within each of the service providers’
areas could result in the need for additional wastewater conveyance infrastructure depending
on the project. However, any person connecting to the sewer system is required to pay
connection fees in accordance with existing regulations. Existing regulations ensure that all
users pay their fair share for any necessary expansion of the system, including expansion to
wastewater treatment facilities.
Adequate solid waste facilities. Refuse is consolidated and transported to a materials recovery
facility where recyclable materials are then sorted from refuse by machines and other
methods. The remaining solid waste is then taken to one of three County landfills. Currently,
only the Frank R. Bowerman Sanitary Landfill services the City of Newport Beach. The
increase in solid waste generated by the development under the proposed General Plan land
uses including these sites would not exceed capacity of the landfill. In addition, AB 939
mandates the reduction of solid waste disposal in landfills.
Adequate residential trash collection facilities. The majority of residential solid waste generated in
the City is collected by the City’s Refuse Division and the remaining solid waste is collected
by waste haulers and transported to a City-owned transfer station. The City has implemented
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Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element
Newport Beach General Plan 5-174
recycling ordinances to help ensure that AB 939 requirements are met and solid waste is
regulated by the City through the requirement of franchises.
Adequate electric, gas and cable services. The private utility providers are able to service all future
developments resulting from the cumulative development of the General Plan land use
designations including these sites.
Adequate public facilities. The City’s libraries and other public facilities can adequately serve the
increased demand from residential users. The increased demand on the schools would be
addressed by implementation of General Plan policies which allow for the development of
new public and institutional facilities within the City.
Housing Element Update Advisory Committee - July 1, 2020
Item No. IV(a) - Attachment 5
City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-175 HOUSING SITES INVENTORY VACANT SITES Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 1 3928 and 3916 E. Coast Highway/ 459 123 05 and 459 123 04 15,495 0.36 RM RM Vacant parking lot (3) Yes VR None 8 du limit per General Plan 8 du 6 du Site 2 No address/ 424 041 04 470709.38 10.81 N/A N/A Banning Ranch (1), (2) No (4) VR Wetlands, open space, EIR certified 1,375 du limit per General Plan 1,375 du 1,375 du VACANT SITES TOTAL DEVELOPMENT CAPACITY 1,383 du 1,381 du (1) Within Coastal Zone. (2) Newport Banning Ranch Planned Community (PC-57) adopted by City Council on August 14, 2012. (3) Same owner for both parcels and General Plan designates the total maximum dwelling units for both parcels combined not as two separate parcels. (4) Presently, the main area in the community that is not served by any water or sewer infrastructure is Banning Ranch. However, if the Banning Ranch area is annexed to the City, the City intends to provide service to this area VR - Vacant residentially zoned sites. Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-176 8.5 x 11 blank Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
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HAZEL DRHousing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-178 Page 2 - 8.5 x 11 blank Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-179 AREA 1 WEST NEWPORT MESA Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 1 1484 Monrovia/ 424 011 02 7,399.9 0.1698 RM RM Single family residence built 1950’s underutilized (1) Yes U Possible asbestos from older building 18 du/acre 3 with a net increase of 2 du 3 with a net increase of 2 du Site 2 1500 Monrovia 890 W. 15th St./ 424 151 03 189,008.7 9.109 RM RM 117 unit Mobile home park that has obtained closure permit Yes U None 18 du/acre 163 = 46 du net increase 163 = 46 du net increase Site 3 No address/ 424 011 20 21,780.1 0.5 RM RM Vacant land used for boat storage Yes VRU None 18 du/acre 9 9 Site 4 1526 Placentia Ave./ 424 161 08 15,048.35 0.35 RM RM Liquor store building built 1960’s, non-conforming use Yes U Possible asbestos from older building 18 du/acre 6 6 Site 5 1455 Superior Ave F/ 424 011 27 8254.15 0.19 RM RM Single family residence Yes U None 18 du/acre 3 3 Site 6 1455 Superior G/ 424 011 19 8257.1 0.19 RM RM Vacant site used as boat storage Yes VRU None 18 du/acre 3 3 Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-180 AREA 1 WEST NEWPORT MESA Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 7 1455 Superior H/ 424 011 18 8257.13 0.19 RM RM Single family residence (1) Yes U None 18 du/acre 3 with a net increase of 2 3 with a net increase of 2 AREA 1 WEST NEWPORT TOTAL DEVELOPMENT CAPACITY 71 du 71 du (1) Existing single-family residence could pose constraint if the owner did not want to redevelop or sell. VRU - Vacant residentially zoned sites which are underutilized. U – Underutilized residential zoned sites which are capable of being developed at a higher density with greater intensity. Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
!2!3!4!7!6!5!115TH ST WPLACENTIA AVESUPERIOR AVEMONROVIA AVEPRODUCTION PLHALYARDBOLERO WAYPATRICE RDFLAGSHIP RDINTREPID STORION WAYT IC O N D E R O G A STMEDICAL LNS PINDRIFT W AYCOLUMBIA STDANA RDKIALOA C T
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BARUNA CTODYSSEY CTSUMMERW IND C T IArea 1 - West Newport MesaWest_Newport_Mesa February/2013Housing Opportunity Sites0300150FeetHousing Site InventoryHousing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-182 Page 2 - 8.5 x 11 blank Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-183 AREA 2 MARINER’S MILE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 1 2077, 2101 W. Coast Highway/ 049-150-21 40,092.6 0.92 MU-W1 MUW1 Commercial office buildings built 1960’s (2) Yes U Possible asbestos from older building construction 12 d/u per acre based on max. 50% of the property 5 du 5 du Site 2 2241 W. Coast Highway/ 049-150-26 95,025.1 2.18 MU-W1 MUW1 Vacant restaurant building built 1960’s underutilized (2) Yes U Possible asbestos from older building construction 12 d/u per acre based on max. 50% of the property 13 du 13 du Site 3 2429, 2439, 2431, 2505, 2507 W. Coast Highway/ 049-150-29 71,704.81 1.65 MU-W1 MUW1 Various commercial office, yacht cleaning service, some vacancies (2) Yes U None 12 d/u per acre based on max. 50% of the property 9 du 9 du Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-184 AREA 2 MARINER’S MILE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 4 2201 W. Coast Highway/ 049-150-16 22464.08 0.52 MU-W1 MUW1 Vacant (2) Yes U None 12 d/u per acre based on max. 50% of the property 3 du 3 du Site 5 3333 W. Coast Highway/ 049-130-22 60,537.66 1.39 MU-W1 MUW1 Various medical offices, and wine broker, and vacancies (2) Yes U None 12 d/u per acre based on max. 50% of the property 8 du 8 du Site 6 2600, 2602, 2606 Avon St./ 049-122-03 6,160.84 0.14 MU-MM MUH1 Commercial retail building built 1950’s (2) Yes U Possible asbestos from older building construction 26.7du/per acre 3 du 2 du (16 du/acre) Site 7 2610 Avon St./ 049-122-04 7,581.10 0.17 MU-MM MUH1 Commercial stores built 1950’s (2) Yes U Possible asbestos from older building construction 26.7 du/per acre 4 du 2 du (16 du/acre) Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-185 AREA 2 MARINER’S MILE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 8a 2615 Avon St./ 049-121-24 38,951.6 0.89 MU-MM MUH1 Parking lot (used for offsite parking which could be addressed by mixed use parking with residential) (2) Yes U None 26.7 du/per acre 23.76 du 14 du (16 du/acre) Site 8b 2700 W. Coast Highway/ 049-121-23 41,844.81 0.96 MU-MM MUH1 Commercial, some vacant spaces building built 1970’s (2) Yes U Possible asbestos from older building construction 26.7 du/per acre 25.6 du 15 du (16 du/acre) SUBTOTAL FOR SITE 8 (1) 49 du 29 du Site 9 2620 Avon St./ 049-122-05 7,199.9 0.17 MU-MM MUH1 Commercial parking lot (used for offsite parking which could be addressed by mixed use parking with residential) (2) Yes U None 26.7 du/acre 4 du 2 du (16 du/acre) Site 10 2630 Avon St./ 049-122-06 7,200 0.17 MU-MM MUH1 Various commercial, built 1950’s (2) Yes U Possible asbestos from older building 26.7 du/acre 4 du 2 du (16 du/acre) Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-186 AREA 2 MARINER’S MILE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 11 2640, 2650, 2660 Avon/ 049-122-22 11,700 0.27 MU-MM MUH1 Commercial misc. built 1950’s (2) Yes U Possible asbestos from older building 26.7 du/acre 7 du 4 du (16 du/acre) Site 12 2651 Avon/ 049-121-18 17,477.98 0.40 MU-MM MUH1 Parking lot (used for offsite parking which could be addressed by mixed use parking with residential) (2) Yes U None 26.7 du/acre 10 du 6 du (16 du/acre) Site 13 2000, 2200 W. Coast Highway/ 425 471 27 190,254.1 4.37 MU-MM MUH1 Vacant site used for boat storage (2) (3) Yes U None 26.7 du/acre 113 du 69 du (16 du/acre) Site 14 2430 W. Coast Highway/ 425 471 19 21,373.06 0.49 MU-MM MUH1 Misc. commercial building built 1980’s (2) (3) Yes U None 26.7 du/acre 13 du 7 du (16 du/acre) Site 15 2436 W. Coast Highway/ 425 471 57 24,506.77 0.56 MU-MM MUH1 Misc. commercial building built 1990’s (2) (3) Yes U None 26.7 du/acre 14 du 8 du (16 du/acre) Site 16 2500 W. Coast Highway/ 425 471 54 18,806.72 0.43 MU-MM MUH1 Misc. commercial and boat storage 1950’s (2) (3) Yes U Possible asbestos from older building construction 26.7 du/acre 11 du 6 du (16 du/acre) Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-187 AREA 2 MARINER’S MILE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 17a 2510 W. Coast Highway and no address/ 425 471 55 8,838.57 0.2 MU-MM MUH1 Commercial building with misc. uses building built 1950’s (2) (3) Yes U Possible asbestos from older building construction 26.7 du/acre 5.34 du 3.2 du (16 du/acre) Site 17b no address/ 425 471 55 5,396.66 0.12 MU-MM MUH1 Commercial building with misc. uses built 1950’s, boat storage, parking lots (2) (3) Yes U Possible asbestos from older building construction 26.7 du/acre 3.2 du 1.95 du (16 du/acre) Site 17c 2530 W. Coast Highway/ 425 471 56 21,229.96 0.49 MU-MM MUH1 Commercial building with misc. uses built 1950’s, boat storage, parking lots (2) (3) Yes U Possible asbestos from older building construction 26.7 du/acre 13.08 7.8 du (16 du/acre) Site 17d No address/ 425 471 56 1,997.95 0.05 MU-MM MUH1 Commercial building with misc. uses building built 1950’s, boat storage, parking lots (2) (3) Yes U Possible asbestos from older building construction 26.7 du/acre 1.34 du 0.8 du (16 du/acre) Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-188 AREA 2 MARINER’S MILE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 17e No address/ 425 471 56 5,158.43 0.12 MU-MM MUH1 Commercial building with misc. uses built 1950’s, boat storage, parking lots (2) (3) Yes U Possible asbestos from older building construction 26.7 du/acre 3.2 du 1.92 du (16 du/acre) SUBTOTAL FOR SITE 17 (1) 26 du 15 du Site 18a 2540, 2542 W. Coast Highway and 106, 110 Tustin Ave./ 425 471 15 10,003 0.23 MU-MM MUH1 Commercial building with misc. uses - wine shop, building built 1940’s (2) (3) Yes U Possible asbestos from older building construction 26.7 du/acre 6.14 du 3.68 du (16 du/acre) Site 18b 116 Tustin Ave./ 425 471 14 5,420.22 0.49 MU-MM MUH1 Commercial building with misc. uses including wine shop, building built 1940’s (2) (3) Yes U Possible asbestos form older building 26.7 du/acre 13.08 du 7.84 du (16du/acre) Site 18c 120 Tustin Ave./ 425 471 13 6,100.16 0.14 MU-MM MUH1 Commercial building with misc. uses including a wine shop, building built 1940’s (2) (3) Yes U Possible asbestos from older building 26.7 du/acre 3.74 du 2.24 du (16 du/acre) SUBTOTAL FOR SITE 18 (1) 22 du 13 du Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-189 AREA 2 MARINER’S MILE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 19 2902 W. Coast Highway/ 049 110 19 14,373.59 0.33 MU-MM MUH1 Commercial retail building built 1950’s (2) (3) Yes U Possible asbestos from older building 26.7 du/acre 8 du 5 du (16 du/acre) Site 20 2906 W. Coast Highway/ 049 110 21 10,414.37 0.24 MU-MM MUH1 Commercial rental car building built 1930’s (2) (3) Yes U Possible asbestos from older building 26.7 du/acre 6 du 3 du (16 du/acre) Site 21 149, 177 Riverside Ave./ 049 110 30 50,649.66 1.16 MU-MM MUH1 Commercial retail building built 1960’s (2) (3) Yes U Possible asbestos from older building 26.7 du/acre 30 du 18 du (16 du/acre) Site 22 204 Riverside Ave./ 049 122 25 3,900 0.09 MU-MM MUH1 Commercial office building built 1950’s (2) Yes U Possible asbestos from older building 26.7 du/acre 2 du 1 du (16 du/acre) Site 23 124 Tustin Ave./ 425 471 12 6780.13 0.16 MU-MM MUH1 Commercial office building with misc. uses built 1950’s (2) Yes U Possible asbestos from older building 26.7 du/acre 4 du 2 du (16 du/acre) AREA 2 MARINERS MILE TOTAL DEVELOPMENT CAPACITY 368 du 232 du (1) Same owner for adjacent parcels and is opportunity to combine sites for one development. (2) Within Coastal Zone. (3) Frontages shall be developed with marine related and highway-oriented general commercial uses per General Plan policy. U - Underutilized residential zoned sites which are capable of being developed at a higher density with greater intensity. Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-190 8.5 x 11 blank Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
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Housing Element Newport Beach General Plan 5-192 Page 2 - 8.5 x 11 blank Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-193 AREA 3 LIDO MARINA VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 1 3600 Newport Blvd./ 423 121 03 3,192.37 .0733 MU W2 MU W2 Vacant landscaped site City-owned Potential development opportunity if lot is consolidated with 3636 and 3700 Newport Blvd. Yes VRU None Max FAR is 0.8 and 1,631 sq. ft. per unit 1 du 1 du (16 du/acre) Site 2 3636 Newport Blvd./ 423 121 06 3281.59 .075 MU W2 MU W2 Vacant commercial building Potential development opportunity if lot is consolidated with 3600 and 3700 Newport Blvd. Yes U Max FAR is 0.8 and 1,631 sq. ft. per unit 1 du 1 du (16 du/acre) Site 3 3700 Newport Blvd./ 423 121 05 13,138 .302 MU W2 MU W2 Commercial building - vacant building built 1950’s Potential development opportunity if lot is consolidated with 3600 and 3636 Newport Blvd. Yes U Possible asbestos from older building construction Max FAR is 0.8 and 1,631 sq. ft. min. per unit 6 du 4 du (16 du/acre) Site 4 3355 Via Lido/ 423 112 03 34,871.58 0.801 RM RM Commercial and parking lot building Built 1950’s entire second floor is vacant (1) Yes U Possible asbestos from older building 20 du/acre 16 du 16 du Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-194 AREA 3 LIDO MARINA VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 5 3366 Via Lido/ 423 123 10 21,576.76 0.495 MUW2 MUW2 Commercial Miscellaneous Building built 1950’s (1) Yes U Possible asbestos from older building construction Max FAR is 0.8 and 1,631 sq. ft. min. per unit 10 du 7 du (16 du/acre) Site 6 3422,3424, 3426,3428 Via Lido/ 423 122 05 4,499.99 .103 MUW2 MUW2 Commercial retail building built 1950’s (1) Yes U Possible asbestos from older building construction Max FAR is 0.8 and 1,631 sq. ft. min. per unit 2 du 1 du (16 du/acre) Site 7 3434 Via Lido,3421 3431,3439 3475,3477 Via Oporto/ 423 122 02 42,400.1 0.97 MUW2 MUW2 Commercial retail building built 1970’s (1) Yes U Possible asbestos from older building construction Max FAR is 0.8 and 1,631 sq. ft. per unit 28 du 15 du (16 du/acre) Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-195 AREA 3 LIDO MARINA VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 8 3483,3485,3491, 3495,3505,3481 3487,3497,3501, 3489,3493, 3499 Via Oporto/ 423 122 01 15,978 0.366 MUW2 MUW2 Parking structure and vacant commercial building built 1970’s (1) Yes U Possible asbestos from older building Max FAR is 0.8 and 1,631 sq. ft. min. per unit 7 du 5 du (16 du/acre) Site 9 3442, 3444 Via Lido/ 423 122 03 9,630.24 0.22 MUW2 MUW2 Commercial financial building built 1950’s (1) Yes U Possible asbestos from older building Max FAR is 0.8 and 1,631 sq. ft min. per unit 4 du 3 du (16 du/acre) Site 10 3400, 3404 3412,3416 3420 Via Oporto/ 423 123 07 25,648.77 0.59 MUW2 MUW2 Commercial retail building built 1950’s (1) Yes U Possible asbestos from older building Max FAR is 0.8 and 1,631 sq. ft. min. per unit 12 du 9 du (16 du/acre) AREA 3 LIDO MARINA VILLAGE TOTAL DEVELOPMENT CAPACITY 88 du 62 du (1) Within Coastal Zone. U - Underutilized residential zoned sites which are capable of being developed at a higher density with greater intensity VRU - Vacant residentially zoned sites that are underutilized. Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-196 8.5 x 11 blank Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
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Housing Element Newport Beach General Plan 5-198 Page 2 - 8.5 x 11 blank Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-199 AREA 4 CANNERY VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 1 500 32nd St./ 047 031 19 12,833.96 0.295 MU-CV/ 15th St. MUH4 Vacant parking lot (2) Yes U None 26.7 du/acre 7 du 4 du (16 du/acre) Site 2 516 32nd St./ 047 031 20 10,259.98 0.236 MU-CV/ 15th St. MUH4 Vacant parking lot (2) Yes U None 26.7 du/acre 6 du 3 du (16 du/acre) Site 3 417 29th St./ 047 043 11 2,781.2 0.064 MU-CV/ 15th St. MUH4 Commercial office building built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Site 4 421 29th St./ 047 043 12 5,558.44 0.13 MU-CV/ 15th St. MUH4 Boat storage (2) Yes U None 26.7 du/acre 3 du 2 du (16 du/acre) Site 5 501 29th St./ 047 033 05 5,564.79 0.13 MU-CV/ 15th St. MUH4 Light industry built 1950’s (2) Yes U Possible light contamination from industrial uses, Possible asbestos from older building 26.7 du/acre 3 du 2 du (16 du/acre) Site 6 503 31st St. 505 31st St./ 047 031 03 8,338.45 0.19 MU-CV/ 15th St. MUH4 Commercial office built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 5 du 3 du (16 du/acre) Site 7 2807, 2809 Lafayette; 2810 Villa Way/ 047 051 06 8,56.71 0.20 MU-CV/ 15th St. MUH4 Commercial portion vacant building built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 5 du 3 du (16 du/acre) Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-200 AREA 4 CANNERY VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 8 504 29th St./ 047 051 07 4,495.71 0.10 MU-CV/ 15th St. MUH4 Boat storage built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 2 du 1 du (16 du/acre) Site 9a 510 29th St./ 047 051 02 2,992.88 0.07 MU-CV/ 15th St. MUH4 Commercial retail built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1.8 du 1 du (16 du/acre) Site 9b 512,516,29th St.;2811,2813,2815 2817 Lafayette/ 047 051 01 2,861.60 0.07 MU-CV/ 15th St. MUH4 Commercial retail built 1940’s (1), (2), (3) Yes U Possible asbestos from older building construction 26.7 du/acre 1.75 du 1 du (16 du/acre) SUBTOTAL FOR SITE 9 (1) 3 du 2 du Site 10a 511 29th St./ 047 033 10 2,782.1 0.06 MU-CV/ 15th St. MUH4 Commercial retail built 1950’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 0.96 du (16 du/acre) Site 10b 2901,2905, 2907 Lafayette/ 047 033 11 2,047.53 0.05 MU-CV/ 15th St. MUH4 Commercial retail building built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 0.8 du (16 du/acre) SUBTOTAL FOR SITE 10 (1) 2 du 1 du Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-201 AREA 4 CANNERY VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 11 407,408,409,411, 413 31st St./ 047 041 12, 047 042 09, 047 041 33 15,345.23 0.35 MU-CV/ 15th St. MUH4 Commercial, food use building built 1960’s, commercial office building built 1940’s – 409-413 has expired permits for a m/u project (2) Yes U Possible asbestos from older building construction 26.7 du/acre 9 du 5 du (16 du/acre) Site 12 416 31st St./ 047 042 07 2,790.55 0.064 MU-CV/ 15th St. MUH4 Commercial retail building built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Site 13 418, 420 31st St./ 047 042 22 5,581.39 0.1281 MU-CV/ 15th St. MUH4 Commercial retail/office buildings built 1950’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 3 du 2 du (16 du/acre) Site 14 422 31st St./ 047 042 04 2,790.85 0.064 MU-CV/ 15th St. MUH4 Commercial office building built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-202 AREA 4 CANNERY VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 15 424 31st St./ 047 042 20 2,790.95 0.064 MU-CV/ 15th St. MUH4 Commercial retail building built 1950’s (2) Opportunity 416-424 31st could be bought and combined by developer similar to Cannery Village lofts Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Site 16 425 31st St./ 047 041 24 2,790 0.064 MU-CV/ 15th St. MUH4 Commercial retail/office building built 1950’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Site 17 427 31st St./ 047 041 25 2,790 0.064 MU-CV/ 15th St. MUH4 Commercial office building built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Site 18 502 31st St./ 047 032 07 2,780 0.064 MU-CV/ 15th St. MUH4 Outdoor dining for adjacent restaurant building built 1940’s (2) Opportunity 500 and 502 31st could be sold and combined together Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Site 19 501 31st St./ 047 031 02 2,780 0.064 MU-CV/ 15th St. MUH4 Commercial office building built 1930’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-203 AREA 4 CANNERY VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 20 510 31st St./ 047 032 04 2,791.95 0.064 MU-CV/ 15th St. MUH4 Commercial retail/office building built 1960’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Site 21 512 31st St./ 047 032 03 2,792.1 0.064 MU-CV/ 15th St. MUH4 Commercial office building built 1950’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Site 22 520 31st St./ 047 032 19 11,866.82 0.274 MU-CV/ 15th St. MUH4 Commercial parking lot (2) Opportunity for 510-520 31st could be sold and combined together Yes U None 26.7 du/acre 7 du 4 du (16 du/acre) Site 23 408, 410 32nd St./ 047 041 06 4,650.17 0.11 MU-CV/ 15th St. MUH4 Commercial retail/office building built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 4 du 1 du (16 du/acre) Site 24 414 32nd St./ 047 041 05 4,650.17 0.11 MU-CV/ 15th St. MUH4 Assembly meeting facility and commercial building built 1950’s (2) Opportunity 408-414 32nd could be sold and combined together Yes U Possible asbestos from older building construction 26.7 du/acre 4 du 1 du (16 du/acre) Site 25 428 32nd St./ 047 041 35 3,941.49 0.09 MU-CV/ 15th St. MUH4 Commercial office building built 1960’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 2 du 1 du (16 du/acre) Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-204 AREA 4 CANNERY VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 26 430 32nd St./ 047 041 31 3,033.76 0.07 MU-CV/ 15th St. MUH4 Commercial office building built 1960’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (6 du/acre) Site 27a 432, 434 32nd St./ 047 041 23 2,325 0.05 MU-CV/ 15th St. MUH4 Commercial retail buildings built 1950’s (1) (2) (4) Yes U Possible asbestos from older building 26.7 du/acre 1.4 du 0.8 du (16 du/acre) Site 27b 436 32nd St. and 3111,3115, 3109 Villa Way/ 047 041 21 2,325 0.05 MU-CV/ 15th St. MUH4 Commercial retail buildings built 1950’s (1) (2) (4) Opportunity 436, 432, 434 32nd and 430 32nd could be sold and combined together Yes U Possible asbestos from older building construction 26.7 du/acre 1.4 du 0.8 (16 du/acre) SUBTOTAL FOR SITE 28 (1) 2 du 1 du Site 28 No address/ 047 043 21 2,782.16 0.063 MU-CV/ 15th St. MUH4 Commercial stores (2) Yes U 26.7 du/acre 1 du 1 du (16 du/acre) Site 29 2805 Villa Way/ 047 052 07 4,232.49 0.097 MU-CV/ 15th St. MUH4 Commercial parking lot (2) Yes U None Max 1.0 FAR w/ 1,631 sq. ft. per unit 2 du 1 du (16 du/acre) Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-205 AREA 4 CANNERY VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 30a No address/ 047 052 06 2,701.4 0.06 MU-CV/ 15th St. MUH4 Commercial retail buildings built 1920’s (1) (2) (5) Yes U Possible asbestos from older building construction 26.7 du/acre 1.6 du 0.96 du (16 du/acre) Site 30b 2807, 2809 Villa Way/ 047 052 05 2,700.1 0.06 MU-CV/ 15th St. MUH4 Commercial store buildings built 1920’s (1) (2) (5) Yes U Possible asbestos from older building construction 26.7 du/acre 1.6 du 0.96 du (16 du/acre) SUBTOTAL FOR SITE 31 (1) 3 du 1 du Site 31 2811, 2813 Villa Way/ 047 052 04 5,400.15 0.124 MU-CV/ 15th St. MUH4 Commercial offices buildings built 1930’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 3 du 1 du (16 du/acre) Site 32 2815 Villa Way/ 047 052 03 2,700 0.062 MU-CV/ 15th St. MUH4 Commercial office buildings built 1950’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Site 33 2817 Villa Way/ 047 052 02 5,400 0.124 MU-CV/ 15th St. MUH4 Commercial store buildings built 1950’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 3 du 1 du (16 du/acre) Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-206 AREA 4 CANNERY VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 34 410 29th St. and 412 29th St./ 047 052 01 7,720.486 0.177 MU-CV/ 15th St. MUH4 Commercial stores; building built 1940’s (2) 2805 Villa Way – 410 29th could be sold and combined together entire block like Cannery lofts Yes U Possible asbestos from older building construction 26.7 du/acre 4 du 2 du (16 du/acre) CANNERY VILLAGE AREA 4 TOTAL DEVELOPMENT CAPACITY 95 du 55 du (1) Same owner for adjacent parcels is opportunity to combine sites for one development. (2) Within Coastal Zone. (3) Corner lot must be developed as mixed use per General Plan Policy. (4) Possible historical value. U - Underutilized residential zoned sites which are capable of being developed at a higher density with greater intensity. Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
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28TH ST31ST ST29TH ST28TH STIArea 4 - Cannery VillageCannery_Village February/2013Housing Opportunity SitesHousing Site Inventory0200100FeetHousing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-208 Page 2 - 8.5 x 11 blank Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-209 AREA 5 MCFADDEN SQUARE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 1 2414 Newport Blvd./ 047 120 01 7,781.48 0.18 MU-W2 MUW2 Balboa boatyard building built 1960’s (2) Yes U Possible asbestos from older building construction Max 0.75 FAR with 26.7 du/acre 3 du 2 du (16 du/acre) Site 2 121, 125 McFadden Pl./ 047 151 12 3,875.84 0.09 MU-W2 MUW2 Liquor store building built 1912 (2) Yes U Possible asbestos from older building construction Max 0.75 FAR with 26.7 du/acre 1 du 1 du (16 du/acre) Site 3 2122,2224,2244,2280,2300,2302,2312 Newport Blvd./ 047 120 31 102,909.1 2.36 MU-W2 MUW2 Various commercial including a commercial marina (3) Yes U Max 0.75 FAR with 26.7 du/acre 47 du 27 du Site 4a 2005 W. Balboa Blvd./ 047 152 04 1,805.99 0.04 MU-W2 MUW2 Commercial parking lot (1), (2) Yes U None Max 0.75 FAR with 26.7 du/acre 1.06 du 0.64 du (16 du/acre) Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-210 AREA 5 MCFADDEN SQUARE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 4b 2007 W. Balboa Blvd./ 047 152 05 1,926.44 0.04 MU-W2 MUW2 Commercial parking lot (1), (2) Yes U None Max 0.75 FAR with 26.7 du/acre 1.06 du 0.64 du (16 du/acre) Site 4c 2009 W. Balboa Blvd./ 047 152 03 4,251.43 0.1 MU-W2 MUW2 Commercial parking lot (1), (2) Yes U None Max 0.75 FAR with 26.7 du/acre 2.67 du 1.6 du (16 du/acre) SUBTOTAL FOR SITE 4 (1) 4 du 2 du Site 5 226 21st St./ 047 162 18 10,024.87 0.23 MU-W2 MUW2 Boatyard and various commercial buildings built 1930’s (2) Yes U Possible asbestos from older building construction Max 0.75 FAR with 26.7 du/acre 4 du 3 du (16 du/acre) Site 6 1910,1920 W. Balboa 047 161 22 Blvd./ 10,528.76 0.24 MU-W2 MUW2 Convenience store, dry cleaners building built 1970’s (2) Yes U Possible asbestos from older building construction Max 0.75 FAR with 26.7 du/acre 4 du 3 du (16 du/acre) Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-211 AREA 5 MCFADDEN SQUARE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 7 2301,2307,2309 W. Balboa Blvd./ 047 142 25 3,934.85 0.09 MU-W2 MUW2 Retail, restaurant building built 1940’s (2) Yes U Possible asbestos from older building construction Max 0.75 FAR with 26.7 du/acre 1 du 1 du (16 du/acre) MCFADDEN SQUARE AREA 5 TOTAL DEVELOPMENT CAPACITY 64 du 39 du (1) Same owner for adjacent parcels is opportunity to combine sites for one development. (2) Within Coastal Zone. (3) Mixed-use project approved by City and Coastal Commission that includes 27 condominium residential units. U - Underutilized residential zoned sites which are capable of being developed at a higher density with greater intensity. Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-212 8.5 x 11 blank Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
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W 22ND STIArea 5 - McFadden SquareMcFadden_Square June/2010Housing Opportunity Sites0300150FeetHousing Site InventoryHousing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-214 Page 2 - 8.5 x 11 blank Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-215 AREA 6 BALBOA VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 1 603 E. Balboa Blvd./ 048 123 02 2,567.82 0.06 MU-V MUV Commercial office building built 1914 (1) Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 1 du 1 du (16 du/acre) Site 2 204 Washington St./ 048 134 04 3,000 0.07 MU-V MUV Commercial fitness building built 1920’s (1) Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 1 du 1 du (16 du/acre) Site 3 111 Palm St./ 048 122 07 5,523.34 0.13 MU-V MUV Various commercial uses including art gallery building built 1930’s (1) Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 3 du 2 du (16 du/acre) Site 4 801 E. Balboa Blvd./ 048 132 19 15,401.12 0.35 MU-V MUV Commercial and restaurant building built 1920’s (1) Yes U Possible asbestos from older building construction 26.7 du/acre 9 du 5 du (16 du/acre) Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-216 AREA 6 BALBOA VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 5 207 Palm St./ 048 115 12 2,994.95 0.07 MU-V MUV Commercial and garage building built 1950’s (1) Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 1 du 1 du (16 du/acre) Site 6 510 E. Balboa Blvd./ 048 115 11 8,485.46 0.19 MU-V MUV Liquor store building built 1950’s (1) Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 5 du 3 du (16 du/acre) Site 7 500 E. Balboa Blvd./ 048 115 07 5,021.03 0.12 MU-V MUV Commercial building built 1970’s (1) Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 3 du 1 du (16 du/acre) AREA 6 BALBOA VILLAGE TOTAL DEVELOPMENT CAPACITY 23 du 14 du (1) Within Coastal Zone. U – Underutilized residential zoned sites which are capable of being developed at a higher density with greater intensity. Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
!4!6!3!7!2!5!1BAY AVE EA STOCEAN FRONT EOCEAN FRONT ALLEY EPALM STEDGEWATER PLMAIN STCYPRESS STADAMS STWASHINGTON STHARDING STBALBOA BLVD EBAY AVE EBAY AVE EMAIN STADAMS STBALBOA BLVD EPALM STWASHINGTON STBALBOA BLVD EArea 6 - Balboa VillageHousing Opportunity SitesHousing Site Inventory0200100FeetIBalboa_Village June/2010Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-218 Page 2 - 8.5 x 11 blank Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-219 AREA 7 DOVER DRIVE/WESTCLIFF DRIVE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 1 833 Dover Dr./ 117 631 11 37,744 0.867 MU-DW MUH1 Commercial office building built 1960’s Yes U Possible asbestos from older building construction 26.7 du/acre 23 du 13 du (16 du/acre) Site 2 881 Dover Dr./ 117 631 17 56,824.5 1.31 MU-DW MUH1 Commercial office building built 1960’s Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 34 du 20 du (16 du/acre) Site 3 901 Dover Dr./ 117 631 18 47,943.2 1.1 MU-DW MUH1 Commercial office financial building built 1960’s Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 29 du 17 du (16 du/acre) Site 4 1501 Westcliff/ 117 631 122 72,850.9 1.67 MU-DW MUH1 Commercial office financial building built 1960’s Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 43 du 26 du (16 du/acre) Site 5 1515 Westcliff/ 117 631 21 37,286.85 0.856 MU-DW MUH1 Commercial office financial building built 1960’s Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 22 du 13 du (16 du/acre) AREA 7 DOVER DRIVE/WESTCLIFF DRIVE TOTAL DEVELOPMENT CAPACITY 151 du 89 du U – Underutilized residential zoned sites which are capable of being developed at a higher density with greater intensity. Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-220 8.5 x 11 blank Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
!4!2!3!1!5DOVER DR16TH STSEA GULL LNWEST CLIFF DRCASTAWAYS NORTHCAPE WOODBURY
SHERINGTON PLCAPE ANDOVERBLUE GUM LNCAPE DANBURYOXFORD LNGROVE LNDEVON LNDOVER DRWESTCLIFF DRIArea 7 - Dover Drive/Westcliff Drive0300150FeetWestcliff June/2010Housing Opportunity SitesHousing Site InventoryHousing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-222 Page 2 - 8.5 x 11 blank Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-223 AREA 8 NEWPORT CENTER Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 1 1, 2, 3, 4, 5 San Joaquin Plaza/ 442 261 03, 442 261 16 795,204.35 18.3 PC-56 MUH3 Commercial Yes U None N/A 524 du 524 du Site 2 900 Newport Center Dr./ 442 011 41 185,676.34 4.3 PC-54 RM Tennis Courts Yes U None N/A 79 du (2) 79 (2) Site 3 1602 E. Coast Highway/ 442 011 64, 442 011 65 303,964 6.98 PC-47 Tennis Club Yes U None N/A 5 du (3) 5 du (3) AREA 8 NEWPORT CENTER TOTAL DEVELOPMENT CAPACITY 608 du 608 du (1) Planned Community and Development Agreement are in place to allow for 524 residential units. (2) Planned Community is in place to allow for 79 residential units. (3) Planned Community and Development Agreement are in place to allow for 5 residential units. U - Underutilized residential zoned sites which are capable of being developed at a higher density with greater intensity. Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-224 8.5 x 11 blank Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
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Housing Element Newport Beach General Plan 5-226 Page 2 - 8.5 x 11 blank 2 Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-236 8.5 x 11 blank Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-227 AREA 9 JOHN WAYNE AIRPORT AREA Map (1) Address/ APN Area (sq. ft) Acres Building Area Trip rate/ tsf(4) Zone GP Existing Use Infrastructure Selection Factors & ILV Ratio Environ Constraints Density (3) Potential Unit Capacity Realistic Unit Capacity Site 1a (Potential Residential Village) 1701 Corinthian Way, 4255 Martingale Way, 4250 Scott Dr./ 427 172 02 79,932 1.83 20,184 5.40 trips = 108.99 du PC 11 General Commercial w/ Residential Overlay MU-H2 Commercial building w/ vacancies built 1970’s Yes VI V 1.64 Possible asbestos from older building construction 30 to 50 du/acre 91.5 du (50 du/ acre) 54.9 du (30 du/acre) Site 1b (Potential Residential Village) 1660 Dove St., 4251 Martingale Way, 4253 Martingale Way/ 427 172 03 84,642 1.94 22,200 5.40 trips = 119.88 du PC 11 General Commercial with Residential Overlay MU-H2 Commercial building w/ vacancies built 1970’s Yes VI V 2.85 Possible asbestos from older building construction 30 to 50 du/acre 97 du (50 du/ acre) 58.2 (30 du/acre) Site 1c (Potential Residential Village) 4200 Scott Drive/ 427 172 06 74,671 1.71 9,589 5.40 trips = 51.78 du PC 11 General Commercial with Residential Overlay MU-H2 Commercial building w/ vacancies built 1970’s Yes VI V 1.52 Possible asbestos from older building construction 30 to 50 du/acre 85.5 du (50 du/ acre) 51.3 du (30 du/acre) Site 1d (Potential Residential Village) 4220 Scott Drive/ 427 172 05 8,542 0.196 4,907 5.40 trips = 26.5 du PC-11 General Commercial with Residential Overlay MU-H2 Commercial vacancies building built 1980’s Yes VI V 1.22 None 30 to 50 du/acre 9.8 du (50 du/ acre) 5.88 du (30 du/acre) Site 1e (Potential Residential Village) 4221 Dolphin Striker Way/ 427 181 07 48,084 1.10 7,996 5.40 trips = 43.18 du PC-11 Restaurant with Residential Overlay MU-H2 Restaurant building built 1970’s Yes ILVR VI 0.27 Possible asbestos from older building construction 30 to 50 du/acre 55 du (50 du/ acre) 33 du (30 du/acre) Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-228 AREA 9 JOHN WAYNE AIRPORT AREA Map (1) Address/ APN Area (sq. ft) Acres Building Area Trip rate/ tsf(4) Zone GP Existing Use Infrastructure Selection Factors & ILV Ratio Environ Constraints Density (3) Potential Unit Capacity Realistic Unit Capacity Site 1f (Potential Residential Village) 4248 Martingale Way/ 427 181 08 31,170 0.72 7,015 5.40 trips = 37.88 du PC-11 Restaurant with Residential Overlay MU-H2 Restaurant building built 1970’s Yes ILVR VI 0.31 Possible asbestos from older building construction 30 to 50 du/acre 36 du (50 du/ acre) 21.6 du (30 du/acre) Site 1g (Potential Residential Village) 4250 Martingale Way/ 427 181 09 47,165 1.08 7,870 5.40 trips = 42.50 du PC-11 Restaurant with Residential Overlay MU-H2 Restaurant building built 1970’s Yes ILVR VI 0.46 Possible asbestos from older building construction 30 to 50 du/acre 54 du (50 du/ acre) 32.4 du (30 du/acre) Site 1h Potential Residential Village 1601 Dove St./ 427 221 01 173,990 3.99 62,995 2.29 trips = 144.26 du PC-11 Office with Residential Overlay MU-H2 Commercial Office building built 1970’s Yes ILVR VI V 0.78 Possible asbestos from older building construction 30 to 50 du/acre 199.5 du (50 du/ acre) 119.7 du (30 du/acre) SUBTOTAL SITE 1 1,102 du (4) 628du (12.56 acres at 50 du/acre) 376.98 du (12.56acres total at 30 du/acre) Site 2a Potential Residential Village 1400 Quail St./427 221 15 63,958 1.47 23,950 2.29 trips = 54.85 du PC-11 Office with Residential Overlay MU-H2 Office building built 1970’s Yes VI 1.35 Possible asbestos from older building construction 30 to 50 du/acre 73.5 du (50 du/ acre) 44.1 du (30 du/acre) Site 2b Potential Residential Village 1300 Quail St 427 221 14 65,377 1.5 30,191 2.29 trips = 69.14 du PC-11 Office with Residential Overlay MU-H2 Office building built 1970’s Yes VI 2.27 Possible asbestos from older building construction 30 to 50 du/acre 75 du (50 du/ acre) 45 du (30 du/acre) Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-229 AREA 9 JOHN WAYNE AIRPORT AREA Map (1) Address/ APN Area (sq. ft) Acres Building Area Trip rate/ tsf(4) Zone GP Existing Use Infrastructure Selection Factors & ILV Ratio Environ Constraints Density (3) Potential Unit Capacity Realistic Unit Capacity Site 2c Potential Residential Village 1200 Quail St.427 221 13/ 43,395 0.99 17,668 2.29 trips = 40.46 du PC-11 Office with Residential Overlay MU-H2 Office building built 1970’s Yes ILVR VI 0.27 Possible asbestos from older building construction 30 to 50 du/acre 49.5 du (50 du/ acre) 29.7 du (30 du/acre) Site 2d Potential Residential Village 1100 Quail St./ 427 221 12 49,972 1.15 23,097 2.29 trips = 52.89 du PC-11 Office with Residential Overlay MU-H2 Office building built 1970’s Yes VI 1.2 Possible asbestos from older building construction 30 to 50 du/acre 57.5 du (50 du/ acre) 34.5 du (30 du/acre) Site 2e Potential Residential Village 1151 Dove St./ 427 221 07 76,256 1.75 31,430 2.29 trips = 71.97 du PC-11 Office with Residential Overlay MU-H2 Office building built 1970’s Yes ILVR VI 0.47 Possible asbestos from older building construction 30 to 50 du/acre 87.5 du (50 du/ acre) 52.5 du (30 du/acre) Site 2f Potential Residential Village 1000 Quail St./ 427 221 11 66,305 1.52 24,899 2.29 trips = 57.02 du PC-11 Office with Residential Overlay MU-H2 Office building built 1970’s Yes ILVR VI 0.35 Possible asbestos from older building construction 30 to 50 du/acre 76 du (50 du/ acre) 45.6 du (30 du/acre) Site 2g Potential Residential Village 1101 Dove St./ 427 221 08 64,980 1.49 27,000 2.29 trips = 61.83 du PC-11 Office with Residential Overlay MU-H2 Office building built 1970’s Yes ILVR VI 0.38 Possible asbestos from older building 30 to 50 du/acre 74.5 du (50 du/ acre) 44.7 du (30 du/acre) Site 2h Potential Residential Village 1001 Dove St./ 427 221 09 65,828 1.51 24,600 2.29 trips = 56.33 du PC-11 Office with Residential Overlay MU-H2 Office building built 1970’s Yes VI 1.57 Possible asbestos from older building construction 30 to 50 du/acre 75.5 du (50 du/ acre) 45.3 du (30 du/acre) Site 2i Potential Residential Village 901 Dove St./ 427 221 10 74,686 1.71 23,790 2.29 trips = 54.48 du PC-11 Office with Residential Overlay MU-H2 Office building built 1970’s Yes ILVR VI 0.55 Possible asbestos from older building construction 30 to 50 du/acre 85.5 du (50 du/ acre) 51.3 du (30 du/acre) Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-230 AREA 9 JOHN WAYNE AIRPORT AREA Map (1) Address/ APN Area (sq. ft) Acres Building Area Trip rate/ tsf(4) Zone GP Existing Use Infrastructure Selection Factors & ILV Ratio Environ Constraints Density (3) Potential Unit Capacity Realistic Unit Capacity Site 2j Potential Residential Village 1301 Quail St./427 342 02 161,163 3.7 0/ 304 hotel rooms permitted 545 du PC-11 Office with Residential Overlay MU-H2 Vehicle Storage Site Yes ILVR VI 0.08 None 30 to 50 du/acre 185 du (50 du/ acre) 111 du (30 du/acre) SUBTOTAL SITE 2 1063.97 du 839 du (16.79 acres at 50 du/acre) 503 du (16.79 acres at 30 du/acre) Site 3a Potential Residential Village (5) No address/ 445 122 18 748,136 17.17 N/A N/A PC-15 Office (2) MU-H2 Parking Lot Yes ILVR DPI VI 0 None 30 to 50 du/acre 50 du/ acre 30 du/acre Site 3b Potential Residential Village (5) No address/ 445 131 28 1,072,341 24.62 N/A N/A PC-15 Office (2) MU-H2 Parking Lot Yes ILVR DPI VI 0 None 30 to 50 du/acre 50 du/ acre 30 du/acre SUBTOTAL SITE 3 2,089.5 du (41.79 acres at 50 du/acre (5) 260 additive du (5) Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-231 AREA 9 JOHN WAYNE AIRPORT AREA Map (1) Address/ APN Area (sq. ft) Acres Building Area Trip rate/ tsf(4) Zone GP Existing Use Infrastructure Selection Factors & ILV Ratio Environ Constraints Density (3) Potential Unit Capacity Realistic Unit Capacity Site 4a Potential Residential Village (6) 4321 Jamboree/ 445 131 02 670,99 15.4 311,452 2.29 =123.55 and 1.16 = 298.7 PC-58 Residential MU-H2 Office building built 1980’s Yes DPI VI 9.27 None 30 to 50 du/acre 50 du/ acre 30 du/acre Site 4b Potential Residential Village (6) 4311 Jamboree/ 445 131 03 419,928 9.6 126,000 2.29 = 263.35 and 1.16 = 12.76 PC-58 Residential MU-H2 Office building built 1980’s Yes DPI VI 53.36 None 30 to 50 du/acre 50 du/ acre 30 du/acre SUBTOTAL SITE 4 698.36 1,250 du (25 acres at 50 du/acre) 632 du and 290 additive du per General Plan policy (exclude 322 density bonus units) (6) AREA 9 JOHN WAYNE AIRPORT AREA TOTAL DEVELOPMENT CAPACITY SITES 1-4 2,864 du (4) 4,806 du 2061 du (30du/acre) 2,200 du max. per General Plan Policy (1) General Plan policy requires development of mixed-use residential villages containing a minimum of 10 acres. Each site represents a potential residential village with a minimum of 10 acres. Properties in Sites 1 and 2 are exempt from 10 acre requirement if developed consistent with the Residential Development Overlay standards of the Newport Place Planned Community. (2) A Planned Community text amendment is required to add residential as a permitted use to be consistent with the General Plan designation that allows mixed-use development. Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-232 (3) General Plan policy requires that residential units be developed at a minimum density of 30 du/ace and a maximum density of 50 du/acre averaged over the total area of each residential village. (4) The General Plan provides for the conversion of existing land uses in the Airport Area with a cap of 1,650 du that can be developed based on a trip generation rate conversion in addition to 550 du allowed as infill development. A standardized set of trip conversion rates is provided by the Traffic Engineer in order for all conversions to occur in a consistent and fair manner. Both the AM and PM peak hour trip rates from the Newport Beach Transportation Model (NBTM) were reviewed and the more conservative of the two was selected for determining the conversion factors. Sites 1, 2 and 4 provide the trip conversion rate and resulting dwelling units to show the traffic related capacity for each residential village. If the maximum dwelling units based on the traffic based capacity is more restrictive than the dwelling units based on the density of 30 du/acre than the more restrictive traffic based capacity is used as the realistic unit capacity. (5) Koll development project is in process and includes 260 additive residential units within a 24-acre area of the Koll Center. These units are additive and do not replace any existing use so there is no need to do a trip generation conversion rate. The applicant is currently working on a conceptual site plan for the project and has had discussions with City staff to address issues with traffic circulation, fire access, and open space requirements. The applicant is currently preparing the Planned Community text for submission and public hearings are anticipated for late 2014. (6) On March 12, 2013, the Uptown Newport Planned Community was adopted (formerly a part of the Koll Center Planned Community) and serves as zoning document for the construction of up to 1,244 residential units (including 322 density bonus units), 11,500 square feet of retail commercial, and 2.05 acres of park space. The 322 density bonus units are not subject to the 2,200 maximum development limit established by the General Plan and were excluded from the realistic development capacity calculation to provide a more conservative estimate. ILVR - Improvement to Land Value Ratio (Improvement Value/Land Value=x) DPI- Developer/Property Owner Interest VI - Visual Inspections V - High number of vacancies Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
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Housing Element Newport Beach General Plan 5-238 Page 2 - 8.5 x 11 blank Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021
Housing Element Newport Beach General Plan 5-239 TOTAL REALISTIC DEVELOPMENT CAPACITY Potential Unit Capacity (du) Realistic Unit Capacity (du) ALL AREAS INCLUDING VACANT SITES TOTAL DEVELOPMENT CAPACITY 7,662 du 4,612 du Housing Element Update Advisory Committee - July 1, 2020 Item No. IV(a) - Attachment 5 City of Newport Beach General Plan 2014-2021