Loading...
HomeMy WebLinkAbout5d_Attachment 3 - RHNA Sites Identification StrategyMEMORANDUM To: Newport Beach Housing Element Update Advisory Committee From: David Barquist, AICP Kimley-Horn and Associates, Inc. Date: November 24, 2020 Subject: Summary of Process to Determine Adequate Sites to Accommodate RHNA This memorandum serves as a general summary of the process for addressing the City of Newport Beach’s 2021-2029 RHNA growth need. A. 2021-2029 RHNA Growth Needs The City of Newport Beach’s RHNA allocation for 2021-2029 is 4,834 housing units. The RHNA allocation is further defined by the following income categories: • Very Low (0-50% MFI) • Low (51-80% MFI) • Moderate( 81-120% MFI) • Above Moderate (>120% MFI) These income categories are assigned housing units growth need that the City of Newport Beach must demonstrate the ability to accommodate during the 2021-2029 Planning Period. TABLE A Newport Beach 2021-2029 RHNA Growth Need Very Low Low Moderate Above Moderate TOTAL RHNA Growth Need 2021- 2029 1,453 928 1,048 1,405 4,834 The City of Newport Beach must show through existing entitlements, realistic zoning capacity and future policy and programmatic amendments that the 2021-2029 growth need can be accommodated. Housing Element Update Advisory Committee - December 2, 2020 Item No. V(d) - Attachment 3 RHNA Sites Identification Strategy B. Determination of Net Remaining RHNA Need To determine initial estimate of net remaining need, the City must first determine capacity/potential for the following: ⚫ Existing Vacant Residential Land – Vacant land that is currently zoned to permit residential use. ⚫ Projects in the Pipeline – This include projects that are entitled for development including projects currently in the process of construction to be occupied in the 2021-2029 planning period, projects with permits, projects entitled but not yet built and project in the entitlement process. A summary of these projects is provided as Attachment A. ⚫ Accessory Dwelling Unit Capacity– Accessory Dwelling Units yield is based on HCD and SCAG sanctioned methodology for determining future project accessory dwelling unit construction. This determination is based on SCAG “pre-certified” methodology that permits allocation a ADUs be various income categories. Table B illustrates the remaining RHNA need, based the application of the above referenced criteria. TABLE B Baseline RHNA Sites Very Low Low Moderate Above Moderate Total Existing Vacant Residential Land Capacity 0 0 13 0 13 Projects in the Pipeline 213 78 0 2,524 2,737 Accessory Dwelling Units(1) 11 19 14 1 45 TOTAL 224 97 27 2,524 2,795 6TH Cycle RHNA Need 1,453 928 1,048 1,405 4,834 Net Remaining RHNA 1,229 831 1,022 (1,119) Note (1) ADU assumptions are rounded down to nearest whole number. Table B indicates the need to accommodate 2,060 units in the lower income categories and 1.022 units in the Moderate/Above Moderate Categories. It must be noted that the City currently shows a surplus of sites in the Above Moderate income category, based on current “in the pipeline” projects. Housing Element Update Advisory Committee - December 2, 2020 Item No. V(d) - Attachment 3 RHNA Sites Identification Strategy C. Process to Address Net Remaining Need The City must demonstrate, through a variety of policies/programs or demonstrated commitments, that the Net Remaining RHNA can be accommodated. The following steps will be implemented to demonstrate the adequacy of sites to accommodate the remaining RHNA need described in Table B. ⚫ Step A – Determination of “Candidate Site” for Consideration: The HEUAC has conducted a process to identify “candidate” sites for potential redevelopment. In conjunction with community input received during the November 16 and November 17 Community Workshops, a list of viable candidate sites has been identified. ⚫ Step B – Determine Active Interest in Redevelopment of Candidate Sites: The Candidate Sites must go through further vetting to determine the likelihood of redevelopment during the planning period. This will require direct consultation with property owne rs to gauge interest. Those properties that express interest can be deemed as the most “ripe” for redevelopment. Various methods to demonstrate to HCD that these sites are “ripe” for redevelopment may include letters of interest, or other expressions of commitment. Based on this analysis, the City can determine the inventory of sites that have the highest likelihood of redevelopment. The City has sent letters out to all property owners identified in the HEUAC’s list of sites deemed “feasible” in addition to sites identified in the 5th Cycle Housing Element that have not been built. City Staff will be maintaining a database of inquiries with these property owners. ⚫ Step C – Determine Final Net Remaining Need: Once Steps A and B are complete; the City will be able to determine that actual number of units that will not be accommodated by existing entitlements or committed participation by existing property owners once suitable densities for viable Candidate Sites are identified. This will also influence the need to create policy and programmatic solutions to address the remaining unaccommodated need. ⚫ Step D – Establish Policy and Programmatic Solutions: The final step is to determine policy and programmatic changes necessary to accommodate that remaining n eed. This can be determined by a variety of regulatory techniques including but not limited to: ◼ New Zoning Districts ◼ Overlay Zones ◼ Modifications to Existing Zoning District Provisions ◼ Additional Incentives and Entitlements such as policies that could boost the production of ADU’s above HCD and SCAG sanctioned methodologies. The final policy and program solutions would be articulate in the Housing Element’s Policy Program. As required by statute, any rezoning must be completed within the first 36 months of the 2021-2029 Planning Period to remain in compliance with state law. Housing Element Update Advisory Committee - December 2, 2020 Item No. V(d) - Attachment 3 RHNA Sites Identification Strategy D. Next Steps City staff is actively engaged in tracking interest of property owners. Staff will complete an initial assessment of opportunities in approximately January 2021 to deter mine the inventory of interested owners. Following this initial assessment, policy alternatives will be explored. Housing Element Update Advisory Committee - December 2, 2020 Item No. V(d) - Attachment 3 RHNA Sites Identification Strategy Project Location Description Net Units Affordable Component Anticipated Permit Issuance Anticipated Completion Plaza CDM 3900, 3928 E Coast Highway THE APPLICANT IS PROPOSING TO CONSTRUCT A HORIZONTAL MIXED-USE DEVELOPMENT THAT INCLUDES SIX DETACHED DWELLING UNITS ABOVE A COMMON SUBTERRANEAN PARKING STRUCTURE 6 None X2014-1889 Issued 2/1/18 Ullman Sail lofts 410 29th Street ULLMAN SAILS LOFTS: A CONDITIONAL USE PERMIT, MINOR SITE DEVELOPMENT REVIEW, COASTAL DEVELOPMENT PERMIT, AND TENTATIVE TRACT MAP TO DEMOLISH AN EXISTING COMMERCIAL STRUCTURE AND CONSTRUCT A MIXED-USE AND RESIDENTIAL INFILL CONSISTING OF TWO RETAIL TENANT SPACES AND 4 CONDOMINIUM DWELLING UNITS OVER TWO LOTS 4 None X2017-4043 issued 9/1/2020 Mariner's Square 1244 Irvine Avenue PLANNED DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING 114-UNIT APARTMENT COMPLEX AND CONSTRUCT A NEW 92-UNIT CONDOMINIUM DEVELOPMENT. -22 None Jan-20 Winter 2021-2022 Ebbtide 1560 Placentia Avenue THE PROJECT INCLUDES A TENTATIVE TRACT MAP, PLANNED DEVELOPMENT PERMIT, AND TRAFFIC STUDY FOR THE CONSTRUCTION OF 81 SINGLE-UNIT RESIDENTIAL CONDOMINIUMS, PRIVATE STREETS, COMMON OPEN SPACE, AND LANDSCAPING ON A 4.7-ACRE SITE 8 None Various 2018 Santa Ana Cottages 20452 Santa Ana Avenue A MAJOR SITE DEVELOPMENT REVIEW AND TENTATIVE TRACT MAP FOR THE CONSTRUCTION OF SEVEN RESIDENTIAL CONDOMINIUM UNITS 4 None 1/2/2019 Spring 2021 Clarizio Live-Work Development 500 East Balboa Boulevard A REQUEST FOR A COASTAL DEVELOPMENT PERMIT AND SITE DEVELOPMENT REVIEW TO ALLOW THE CONSTRUCTION OF A NEW THREE-STORY MIXED-USE BUILDING. THE PROPOSED DEVELOPMENT INCLUDES A LIVE-WORK UNIT AND TWO RESIDENTIAL DWELLING UNITS ABOVE 3 None 1/14/2020 Spring 2021 Vivante Senior Housing 850 San Clemente Drive THE PROJECT CONSISTS OF THE DEMOLITION OF THE EXISTING ORANGE COUNTY MUSEUM (APPROXIMATELY 24,000 SQUARE FEET.) AND ASSOCIATED ADMINISTRATIVE OFFICE BUILDING (APPROXIMATELY 15,000 SQUARE FEET) ON A 2.91-ACRE SITE TO ACCOMMODATE THE DEVELOPMENT OF A 184,309-SQ-FT, 6- STORY COMBINATION SENIOR HOUSING DEVELOPMENT (90 RESIDENTIAL DWELLING UNITS, 126 BEDS) AND MEMORY CARE FACILITY (9 UNITS, 27 BEDS) 90 None X2019-2738 Issued 10/1/20 2022 Uptown Newport UPTOWN NEWPORT PROJECT CONSISTS OF A MIXED USE PLANNED COMMUNITY OF UP TO 1,244 RESIDENTIAL UNITS, 11,500 SQUARE FEET OF NEIGHBORHOOD- SERVING RETAIL SPACE, AND TWO ACRES OF PUBLIC PARK SPACE IN TWO PRIMARY PHASES. PHASE 1 CONSISTS OF UP TO 680 UNITS, 11,500 SQUARE FEET OF RETAIL, AND A ONE-ACRE PARK. PHASE 2, TO BE DEVELOPED AT A LATER DATE, CONSISTS OF 564 UNITS AND THE REMAINING ONE-ACRE PARK. Uptown Newport - Phase 1 A 455 RESIDENTIAL RENTAL UNITS 455 92 VL Finaled Residences at 4400 Von Karman 4400 Von Karman APPLICATION TO DEVELOP 312 APARTMENT UNITS LOCATED ON 12.7 ACRES OF EXISTING SURFACE PARKING AT THE KOLL CENTER OFFICE PARK BETWEEN VON KARMAN AND BIRCH STREET. THE PROJECT INCLUDES 852 PARKING STALLS IN THE APARTMENT GARAGE, A DETACHED 278 STALL PARKING STRUCTURE, 0.5 ACRE PUBLIC PARK, AND 0.45 MILE JOGGING TRAIL CONNECTING THE NEIGHBORING BUILDINGS. 312 13 very low Newport Village Mixed-Use 2000 COAST HWY W 2001 COAST HWY W 2077 COAST HWY W 2101 COAST HWY W 2200 COAST HWY W 2201 COAST HWY W 2241 COAST HWY W 2244 COAST HWY W A MIXED-USE DEVELOPMENT ENCOMPASSING APPROXIMATELY 9.4 ACRES ON THE NORTH AND SOUTH SIDES OF WEST COAST HIGHWAY IN THE MARINER'S MILE CORRIDOR. THE PROJECT INCLUDES 14 RESIDENTIAL CONDOMINIUM UNITS ON THE SOUTH PARCEL AND 108 APARTMENT UNITS ON THE NORTH PARCEL, 127,320 SQUARE FEET OF NONRESIDENTIAL FLOOR AREA (INCLUDING 96,850 SQUARE FEET OF OFFICE, 10,750 SQUARE FEET OF BOAT SALES, 8,100 SQUARE FEET OF VEHICLE SALES, AND 11,620 SQUARE FEET OF RESTAURANT USES). THE DESIGN INCLUDES A NEW PUBLICALLY ACCESSIBLE WATERFRONT PROMENADE AND 835 PARKING SPACES WITHIN SURFACE LEVEL AND PARTIALLY SUBTERRANEAN PARKING. THE EXISTING BULKHEADS WOULD BE REINFORCED AND CAPPED ALONG THE WATERFRONT. THE MAXIMUM HEIGHT OF BUILDINGS ON THE NORTH PARCEL IS 26 FEET FOR A FLAT ROOF AND 31 FEET FOR A PITCHED ROOFLINE MEASURED FROM ESTABLISHED GRADE. THE MAXIMUM HEIGHT OF BUILDINGS ON THE SOUTH PARCEL IS 35 FEET FOR A FLAT ROOF MEASURED FROM ESTABLISHED GRADE. THE EXISTING STRUCTURES AT 2241 WEST COAST HIGHWAY AND 2244 WEST COAST HIGHWAY WOULD REMAIN WHILE OTHER STRUCTURES WILL BE DEMOLISHED AND EXISTING USES WILL BE DISCONTINUED WITH PROJECT IMPLEMENTATI 122 None 2510 West Coast Hwy Mixed-Use CDP, TENATIVE PARCEL MAP, SITE DEVELOPMENT REVIEW, AND USE PERMIT FOR MIXED USE DEVELOPMENT FEATURING A 11,266 SQ. FT BOUTIQUE AUTO SHOWROOM AND 35 UNIT MULTI-FAMILY RESIDENTIAL(INCLUDING THREE AFFORDABLE UNITS 35 3 very low income units Residences at Newport Center 150 Newport Center Drive "RESIDENCES AT NEWPORT CENTER" GPA, DA, SITE DEVELOPMENT REVIEW, NEW PC TEXT, AND TRACT MAP APPLICATIONS. APPLICANT PROPOSES TO DEMOLISH THE EXISTING CARWASH AND SERVICE STATION AND CONSTRUCT 28 NEW CONDOMINIUM UNITS. INCLUDES FOUR STORIES AND A TOTAL OF 103,158 SQUARE FEET OF GROSS BUILDING AREA CONNECTED BY A COMMON LOBBY AND ENTRANCE. TWO LEVELS OF BELOW/PARTIALLY BELOW GRADE PARKING IS PROPOSED. 28 None Back Bay Landing THE PROPOSED PROJECT INVOLVES LAND USE AMENDMENTS TO PROVIDE THE LEGISLATIVE FRAMEWORK THAT WOULD ALLOW FOR FUTURE MIXED-USE DEVELOPMENT OF THE SITE. AMENDMENTS TO THE GENERAL PLAN AND COASTAL LAND USE PLAN ARE REQUIRED TO CHANGE THE LAND USE DESIGNATIONS TO A MIXED-USE HORIZONTAL DESIGNATION, AND A PLANNED COMMUNITY DEVELOPMENT PLAN IS PROPOSED TO ESTABLISH APPROPRIATE ZONING REGULATIONS AND DEVELOPMENT STANDARDS FOR THE SITE. THE REQUESTED APPROVALS WILL ALLOW FOR A HORIZONTALLY DISTRIBUTED MIX OF USES, INCLUDING RECREATIONAL AND MARINE COMMERCIAL RETAIL, MARINE OFFICE, MARINE SERVICES, ENCLOSED DRY-STACK BOAT STORAGE, AND A LIMITED MIX OF FREESTANDING MULTI-FAMILY RESIDENTIAL AND MIXED-USE STRUCTURES WITH RESIDENTIAL USES ABOVE THE GROUND FLOOR. IN ADDITION TO THE LAND USE AMENDMENTS, OTHER REQUESTED APPROVALS ARE A LOT LINE ADJUSTMENT AND TRAFFIC STUDY PURSUANT TO THE CITY'S TRAFFIC PHASING ORDINANCE. SPECIFIC PROJECT DESIGN AND SITE IMPROVEMENT APPROVALS WILL BE SOUGHT AT A LATER TIM 49 2024-2026 None Newport Airport Village 4341, 4361, and 4501 Birch Street; 4320, 4340, 4360, 4400, 4500, 4520, 4540, 4570, 4600 and 4630 Campus Drive; and 4525, 4533, and 4647 MacArthur Boulevard REQUEST FOR A GENERAL PLAN AMENDMENT TO RE-DESIGNATE 16 ACRES OF CAMPUS TRACT FROM AIRPORT OFFICE AND SUPPORTING USES (AO) TO MIXED USE HORIZONTAL 2 (MU-H2) TO ALLOW FOR 329 REPLACEMENT DWELLING UNITS, A ZONING CODE AMENDMENT TO CHANGE THE ZONING DISTRICT FROM OFFICE AIRPORT (OA) TO PLANNED COMMUNITY (PC) AND APPROVAL OF PLANNED COMMUNITY DEVELOPMENT PLAN AND, APPROVAL OF AN DEVELOPMENT AGREEMENT 329w/out DB or 444 w DB Min. 17 Very Low Income Required Uptown Newport Phase1 B 30 RESIDENTIAL CONDOMINIUM UNITS 30 Phase1 C 66 RESIDENTIAL CONDOMINIUM UNITS 66 Phase 1D 129 UNITS UNACCOUNTED FOR Phase 2 564 UNITS, AND ANY UNBUILT PHASE 1 UNITS UPON THE CLOSURE OF TOWERJAZZ 564 2027-2029 10 very low income units left to complete Newport Crossings 1701 Corinthian way, 1660 Dove St, 4251 Martingale Way, 4200 Scott Dr MIXED-USE DEVELOPMENT CONSISTING OF 350 RESIDENTIAL DWELLING UNITS, 2,000 SQUARE FEET OF "CASUAL-DINING" RESTAURANT SPACE, 5,500 SQUARE FEET OF COMMERCIAL SPACE, AND A 0.5-ACRE PUBLIC PARK. 350 78 Low Income Housing Element Update Advisory Committee - December 2, 2020 Item No. V(d) - Attachment 3 RHNA Sites Identification Strategy Tennis Villas 1602 East Coast Highway THE DEMOLITION OF 18 EXISTING TENNIS COURTS AND THE CONSTRUCTION OF A NEW TENNIS CLUB/SPA AND STADIUM COURT, 5 VILLAS (SFR UNITS), AND 27 BUNGALOWS (VISITOR-SERVING HOTEL UNITS) 5 None 10 Big Canyon THE PROPOSED PROJECT HAS THREE COMPONENTS: 1) A PARCEL MAP TO SUBDIVIDE A 1.9 ACRE PORTION OF THE GOLF COURSE INTO A LEGAL RESIDENTIAL LOT, 2) GENERAL PLAN AMENDMENT TO CREATE A NEW 1.9 ACRE PARCEL ON THE GENERAL PLAN LAND USE MAP AND CHANGE THE LAND USE FROM "PARKS AND RECREATION" TO "SINGLE UNIT RESIDENTIAL - DETACHED", AND 3) AMEND THE BIG CANYON PLANNED COMMUNITY (PC) TO CHANGE THE LAND USE FOR THE 1.9 ACRE PARCEL FROM "GOLF COURSE" TO "LOW DENSITY RESIDENTIAL" AND MODIFY THE APPROPRIATE TEXT AND PC LAND USE MAP. THE PROPOSED 1.9 ACRE SUBDIVISION WILL CREATE A LARGE LOT FOR ONE RESIDENTIAL DWELLING 1 None Mesa Drive Townhomes 1501 Mesa Dr and 20462 Santa Ana Ave SITE DEVELOPMENT REVIEW (SDR) AND TENTATIVE TRACT MAP FOR 8-UNIT CONDO DEVELOPMEN 6 None Advanced Champion LLC Mixed-Use 503-505 East Balboa Avenue MINOR SDR, NP, CDP, MD TO DEMOLISH TWO EXISTING RESIDENTIAL UNITS, MERGE THE TWO LOTS, AND CONSTRUCT NEW MIXED USE BUILDING OF THREE RESIDENTIAL UNITS AND THREE COMMERCIAL RETAIL SPACES. MODIFICATION PERMIT TO ADJUST RESIDENTIAL PARKING STALL SIZE. BV OVERLAY TO WAIVE COMMERCIAL PARKING EXCEPT ADA VAN STALL. PARCEL MAP TO MERGE LOTS AND ALLOW EACH TOWNHOME TO BE SOLD INDIVIDUALLY. COMMERCIAL TO BE SEPARATE OWNERSHIP. 3 None Newport Coast Custom Homes (under Construction)(SEE MAP) ENTITLEMENTS AND BUILDING PERMITS APPROVED UNDER THE COUNTY'S JURISDICTION. REMAINING CUSTOM HOMES CURRENTLY UNDER CONSTRUCTION ("MOVING TARGET") 46 None Early 2021 Newport Coast Custom Homes (Vacant Finished Pad)(SEE MAP) ENTITLEMENTS AND BUILDING PERMITS APPROVED UNDER THE COUNTY'S JURISDICTION. REMAINING CUSTOM HOMES CURRENTLY VACANT ("MOVING TARGET") 30 None Under no timeline restriction to develop. Housing Element Update Advisory Committee - December 2, 2020 Item No. V(d) - Attachment 3 RHNA Sites Identification Strategy ! !! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! Plaza CDM Mariner'sSquareEbbtide Santa AnaCottages UllmanSaillofts Clarizio Live-WorkDevelopment VivanteSeniorHousing Residencesat 4400Von Karman NewportVillageMixed-Use 2510 WestCoast HwyMixed-Use Residences atNewport Center Back BayLanding NewportAirportVillage Uptown NewportCrossings 10 Big Canyon Tennis Villas Mesa DriveTownhomes AdvancedChampion LLC Mixed-Use Newport Coast Housing_Projects.mxd 0 6,8003,400 FeetI City of Newport BeachGIS DivisionNovember 20, 2020 Housing Projects Project Status !Approved Development Projects !Newport Coast Custom Homes !Under Construction !Under Review !Zoning Entitlement Projects Housing Element Update Advisory Committee - December 2, 2020 Item No. V(d) - Attachment 3 RHNA Sites Identification Strategy