HomeMy WebLinkAbout5b_Attachment 2 - Sites Rundown_Remainder of Town1
DRAFT - - SUBJECT TO CHANGE
Housing Element Sites Subcommittee - - Remainder of Town
Sites Reviewed in Zoom Meeting
October 20, 2020
Subcommittee Members Present: Selich, Stevens & Tucker
Staff Members Present: Campbell & Zdeba
Note: NBGIS Staff prepared three Ownership Inventory Maps (attached) with a number designated on
each Parcel in the Study Area. References to Parcel numbers below correspond to the numbers
assigned to each Parcel on the Ownership Inventory Maps.
The Subcommittee only considered if the Parcels would physically be able to accommodate housing in
place of or in addition to the current use of the Parcels. Parcels were assigned one of three grades:
Feasible, Potentially Feasible or Infeasible. Feasible sites are those that appear that they could feasibly
be redeveloped for housing or have housing added to the Parcel while the current use remains in whole
or in part. Potentially Feasible sites are those that may work as housing and Infeasible sites are those
that the Subcommittee determined would not work as housing due to existing improvements on the
site, insufficient size and/or inefficiencies due to the configuration of the Parcel. The Subcommittee
acknowledges that it does not have all the facts about the various Parcels and that therefore some of
the Parcels could have been wrongly assigned the grade of Feasible or Potentially Feasible. Staff will be
following up with many of the owners and that follow-up should provide more pertinent information
about each Parcel for which an owner responds.
Before any Parcel is finally approved for the Sites Inventory list, the Full Committee, after public input,
would have to find that housing on a Parcel would be a suitable use. Among other things, the
deliberations on suitability will involve density and could involve development standards. The
Subcommittee is not endorsing housing on any particular Parcel, but rather is narrowing the Sites that
staff will spend time looking into and that the Full Committee will consider after receiving public input.
1. All sites shown on the current Sites Inventory for the 5th Cycle Housing Element update that have not
been developed are deemed Feasible.
2.Parcel 1 is the Newport-Mesa School District site contiguous to Banning Ranch and if found suitable it
would be feasible. Feasible
3. Parcel 2, Sterling BMW. This Site is a viable commercial site and would not likely become a stand-
alone housing site. Infeasible
4. Parcels 3, 4, 6-9, 10 and 12 are either too small and/or have viable commercial uses. Infeasible
5. Parcel 11 is a series of small commercia buildings of an older vintage. It might be possible for the
owner to configure housing on the site and consolidate circulation to one access point. If the Site is
found suitable, the property owner should be advised that a land use change to allow housing might be
possible. Potentially Feasible
6. Parcel 13 is a large apartment complex with a large two-level parking structure. The addition of more
units might be possible. If found suitable, the property owner should be advised that a land use change
to allow more units to be added might be possible. Feasible
7. Parcels 14-17 is a series of office buildings, some appearing more updated than others. Some of the
parcels could accommodate housing alone, or in combination with others. The owners of Parcels 14, 15
and 16 have contacted the City in the past about the potential for housing uses. If found suitable, the
Housing Element Update Advisory Committee - November 4, 2020
Item No. V(b) - Attachment 2 - CORRECTED VERSION
Sites Rundown: Remainder of Town
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property owners should be advised that a land use change to housing might be possible. Potentially
Feasible
8. Parcel 18 is a Church on a 2+ acre parcel with a sizable parking lot. If the site is found suitable, the
owner should be made aware that a portion of the property could be designated to accommodate
housing if that would fit in with the mission of the church. Potentially Feasible
9. Parcel 19 is developed with a medical facility and Parcel 20 has a small building on a oddly configured
site. If found suitable, the property owner of Parcel 19 should be advised that a land use change to
housing might be possible, and the owner of Parcel 20 should be advised of the same if it were to be
combined with Parcel 19. Potentially Feasible
10. Parcel 21.1 has a functioning medical office project but could be a location for housing. If found
suitable, the property owner should be advised that a land use change to housing might be possible.
Feasible
11. Parcel 22 has approvals at both the City and Coastal Commission levels for a mixed used project that
includes residential units. Feasible
12. The Dunes West of the Lagoon (no Parcel Number on Map). Although zoned for a “Family Inn” (a
hotel), there is enough land for potential additional uses. Since the land is owned by the County, some
of the land may also be feasible for an affordable housing project especially since the hotel and other
Dunes employees would benefit from a nearby affordable housing use. If the site is found suitable, the
property owner should be advised that a land use change to allow some housing might be possible.
Potentially Feasible
13. Parcel 23 is the Hyatt Regency which is not very intensely developed and has land that is presently
used for a few very short golf holes. If the site is found suitable, the property owner should be advised
that a land use change to allow housing might be possible. Potentially Feasible.
14. Parcels 24 and 25 is the Palisades Tennis Club. Given the minor amount of building improvements,
the site could readily be redeveloped for housing. If the site is found suitable, the property owner
should be advised that a land use change to allow housing might be possible. Feasible
15. Parcels 36 and 39 is the Newport Beach Country Club. Parcel 36 is primarily a golf course, with a
Clubhouse and related supporting uses. Parcel 39 is a large parking field that will need to remain
parking for the Club use but could potentially have some housing developed above the Club parking. If
the site is found suitable, the property owner should be advised that a land use change to allow some
additional housing might be possible. Potentially Feasible
16. Parcels 40 is an oversized tennis club facility that the owner has indicated may be downsized to
make room for another use. Parcel 41 has been approved for a housing use. If Parcel 40 is found
suitable for housing, the property owner should be advised that a land use change to allow housing,
including combining with Parcel 40, might be possible. Feasible
17. Parcels 42, 43 and 44 are nicer office buildings that do not appear to be likely to be redeveloped
into housing either because they are on too small of parcels or because the improvements are
inconveniently located. Infeasible
18. Parcel 35 is the Marriott which is improved with two hotel towers and an irregularly shaped three-
story hotel room building that might be proposed to be converted to housing. If the addition of housing
Housing Element Update Advisory Committee - November 4, 2020
Item No. V(b) - Attachment 2 - CORRECTED VERSION
Sites Rundown: Remainder of Town
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is found suitable, the property owner should be advised that a land use change to allow some housing
might be possible . Potentially Feasible
19. Parcel 34 has two mid-rise office buildings and a large parking structure with some adjacent surface
parking that might be able to be reconfigured to create a housing site. If the site is found suitable, the
property owner should be advised that a land use change to allow some housing might be possible.
Potentially Feasible
20. Parcel 33 is the Pacific Mutual parcel which includes surface parking that might be to accommodate
a pad for housing. If the site is found suitable, the property owner should be advised that a land use
change to allow some housing might be possible. Potentially Feasible
21. Parcel 30 is a small irregularly shaped parcel improved with an office building overlooking Newport
Beach Country Club. Infeasible
22. Parcel 29 and Parcel 30 are the Headquarters of the Newport Beach Police and a Fire Station,
neither of which is likely to be changed in the 6th Cycle. Infeasible
23. Parcel 27 and Parcel 28 are improved with a Chevron Station and a newly renovated car dealership
and are not expected to be changed in the 6th Cycle. Infeasible
24. Parcel 30 is a newer office building and its parking structure and is somewhat irregularly shaped and
not large enough to justify modifications what would be needed for housing. Infeasible
25. Parcel 31 is an approved senior housing project and therefore is deemed Feasible.
26. Parcel 32 is a parking structure owned by the Irvine Company. The parking structure could be
reconfigured to accommodate housing. If the site is found suitable, the property owner should be
advised that a land use change to allow some housing might be possible. Potentially Feasible
27. Parcels 114-120 and Parcel 122 are high and low-rise office and parking structures that do not look
like they would be able to be reconfigured to accommodate housing. Infeasible
28. Parcel 121 is the Fashion Island Hotel and parking structures that could be reconfigured to
accommodate housing. If the site is found suitable, the property owner should be advised that a land
use change to allow some housing might be possible. Potentially Feasible
29. Parcels 105-109 appear to be relatively efficient smaller buildings on smaller parcels that would not
appear likely to be changed in the 6th Cycle. Infeasible
30. Parcel 104 is an older office building on a smaller parcel that is probably not a candidate for housing,
but it potentially could be depending on the condition of the building. If the site is found suitable, the
property owner should be advised that a land use change to allow housing might be possible.
Potentially Feasible
31. Parcels 110-113 are Irvine Company headquarters and a new high rise with already reconfigured
parking in structures. It is not likely that any change will happen to these Parcels within the 6th Cycle.
Infeasible
31. County Bus Depot. The parcel is irregular in shape, serves an important public purpose and is not
likely to be changed during the 6th Cycle. Infeasible
32. Parcels 98-102 are improved with medical buildings and surface and structured parking. The
buildings are in one ownership and appear far enough apart to perhaps accommodate a building pad(s)
Housing Element Update Advisory Committee - November 4, 2020
Item No. V(b) - Attachment 2 - CORRECTED VERSION
Sites Rundown: Remainder of Town
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by the reconfiguration of surface parking and adding more parking structure parking. If the site is found
suitable, the property owner should be advised that a land use change to allow some housing might be
possible. Potentially Feasible
33. Parcel 103 is a midrise office building with a larger surface parking lot that might be able to be
relocated into a new parking structure to enable creation of a building pad for residential development.
If the site is found suitable, the property owner should be advised that a land use change to allow some
housing might be possible. Potentially Feasible
34. Parcels 91-97 look to be Parcels with no parking facilities on the Parcels (i.e. the Parcels are not
much larger than the building footprints) but which all use the improved parking lot on Parcel 90. While
it is possible that the surface parking on Parcel 90 could remain and that housing could be built above
the parking, the configuration of the existing buildings on the Parcels and the location of any added
housing over parking may not be an aesthetic or functional design. Infeasible
35. Parcels 87-89 are improved with two theatre buildings and a surface parking lot. With the status of
the movie theatre business in doubt, it is possible that the property could be available to change over to
a housing use during the 6th Cycle. If the site is found suitable, the property owner should be advised
that a land use change to allow housing might be possible. Potentially Feasible
36. Parcels 77 and 78, 80-86 look to be Parcels with no parking facilities on the Parcels (i. e. the Parcels
are not much larger than the building footprints) but which all use the improved parking lot on Parcel
79. It appears that in-fill housing could fit on some of the parking area. If any portion of Parcel 79 is
found to be a suitable location for housing, the owner of Parcel 79 should be advised that a land use
change to allow some housing might be possible. Potentially Feasible
37. Parcels 57-61 and 63-76 look to be Parcels with no parking facilities on the Parcels (i. e. the Parcels
are not much larger than the building footprints) but which all use the improved parking lot on Parcel
62. It appears that in-fill housing could fit on some of the parking area. If any portion of Parcel 62 is
found to be a suitable location for housing, the owner of Parcel 62 should be advised that a land use
change to allow some housing might be possible. Potentially Feasible
38. Parcels 45 and 47-56 look to be Parcels with no parking facilities on the Parcels (i. e. the Parcels are
not much larger than the building footprints) but which all use the improved parking lot on Parcel 46. It
appears that in-fill housing could fit on some of the parking area. If any portion of Parcel 46 is found to
be a suitable location for housing, the owner of Parcel 46 should be advised that a land use change to
allow some housing might be possible. Potentially Feasible
39. Parcel 52 is or expected to imminently be subject to an application for housing on its own, so if the
Parcel is found suitable, it would be deemed Feasible.
40. Fashion Island (No Parcel number on Map, but Fashion Island refers to the area inside the Newport
Center ring road). With the changes happening in the retail mall real estate segment, it is quite possible
that changes to the uses and configuration of improvements in Fashion Island will be necessary in order
for Fashion Island to continue to be successful and remain an important community gathering place into
the future. Due to an abundance of land area and a single ownership, Fashion Island would be a feasible
area for housing. If Fashion Island is found to be a suitable location for housing, the owner of the
property should be advised that a land use change to allow some housing might be possible. Feasible
41. Parcels 123 and 124 are Church parcels and would ordinarily be deemed infeasible due to the size of
the buildings on the Parcels. However, the parking lots might be able to be combined in some fashion to
Housing Element Update Advisory Committee - November 4, 2020
Item No. V(b) - Attachment 2 - CORRECTED VERSION
Sites Rundown: Remainder of Town
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generate a housing site and if the Churches deemed it to be in the interest of their missions to provide
housing and if the sites were found suitable, then the Churches should be advised that a land use
change to allow some housing might be possible. Potentially Feasible
42. Parcels 125 and 126 are improved with Churches but are smaller Parcels with a narrow
configuration. Infeasible
43. Parcel 127 is a site that was proposed for 21 units but apparently the application was withdrawn
before it went before the Planning Commission. The Site looks to be feasible for housing, although the
density may have to be reduced in order for a design to be achieved that meets any safety concerns. If
found suitable, the owner of the property should be advised that a land use change to allow housing
might be possible. Feasible
44. Parcel 128 is the Coyote Canyon landfill which is owned by the County of Orange. It has been the
understanding of the City Staff that the site is not developable for housing since it is not practicable to
put housing on top of a landfill due to regulatory and cost hurdles. However, unbeknownst to the City
Staff, the northerly 32 acres of the site was never used as part of the landfill. The ground lessee of the
property from the County of Orange is affiliated with a large civil engineering firm and after some due
diligence, the ground lessee believes the 32 acre site is capable of being developed for housing. If the
site is found to be suitable, the owner of the site should be advised that a land use change to allow a
housing use on the 32 acres might be possible. Feasible
Housing Element Update Advisory Committee - November 4, 2020
Item No. V(b) - Attachment 2 - CORRECTED VERSION
Sites Rundown: Remainder of Town
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Citywide_Sites_Index_Map_1.mxd
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City of Newport Beach
GIS Division
October 15, 2020
Ownership Inventory
Map 1
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Housing Element Update Advisory Committee - November 4, 2020
Item No. V(b) - Attachment 2 - CORRECTED VERSION
Sites Rundown: Remainder of Town
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Citywide_Sites_Index_Map_2.mxd
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0 850425
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October 15, 2020
Ownership Inventory
Map 2
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Housing Element Update Advisory Committee - November 4, 2020
Item No. V(b) - Attachment 2 - CORRECTED VERSION
Sites Rundown: Remainder of Town
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Bonita CanyonSportsPark
Harbor View Nature Park
SanMiguelPark
San Joaquin HillsPark & Lawn BowlingCenter
LincolnAthleticCenter
BuffaloHills Park
SpyglassHill Park
ArroyoPark
Spyglass HillReservoir Park
UpperBuck Gully
LincolnElementary
Andersen Elementary
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Citywide_Sites_Index_Map_3.mxd
0 1,600800
FeetI
City of Newport BeachGIS DivisionOctober 15, 2020
Ownership InventoryMap 3
Housing Element Update Advisory Committee - November 4, 2020
Item No. V(b) - Attachment 2 - CORRECTED VERSION
Sites Rundown: Remainder of Town