HomeMy WebLinkAbout5a_Attachment 2b - Subcommittee Progress Reports1
Housing Element Sites Subcommittee - - Airport Area
Sites Reviewed in Zoom Meeting
July 14, 2020
Revised as of February 8, 2021
Airport Area Encircled by MacArthur, Jamboree and Campus
Subcommittee Members Present: Sandland, Selich & Tucker
Staff Members Present: Campbell & Zdeba
Note: NBGIS Staff prepared an Ownership Inventory Map (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 Map.
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, but due to the size and/or
configuration of a Parcel, or the quality and functionality of existing improvements, a Parcel might be
somewhat less likely to be a candidate for a housing use. Potentially Feasible sites may also include
Parcels that would be infeasible standing alone, but if combined with adjacent Parcel(s) could become
part of a potential housing site. 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 therefore the designations may be somewhat subjective. Accordingly,
some of the Parcels could have been wrongly assigned the grade of Feasible, Potentially Feasible or even
infeasible. Staff will be following up with many of the property 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. Parcels 1, 4 & surface parking lot on #7 are owned by the Irvine Company at SEC MacArthur &
Campus. There are somewhat sizable parking fields on the Parcel. The property owner should be
advised that the addition of housing to the Parcel might be possible. Feasible
2. Parcels 5, 6 and parking structure on #7 are Irvine Company Class A offices so no housing opportunity
looks to be likely. Theoretically the owner could modify the parking structure to add housing, but again
that does not look likely to happen. Infeasible
3. Parcel 3 ;Carl’s Jr) and Parcel 2 (office building) at SWC Campus and Von Karman. Parcel 3 appears
more underutilized than Parcel 2. The Parcels might be combinable. If found suitable, the property
owners should be advised that a land use change to housing might be possible. Potentially Feasible
4. Parcel 8 is hotel use that does not look to be a likely candidate. However, if the Site is found suitable,
the property owner should be advised that a land use change to housing might be possible. Potentially
Feasible
Housing Element Update Advisory Committee - February 17, 2021 Item No. V(a) - Attachment 2b Subcommittee Progress Reports
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5. Parcels 9-11 and Parcels 13-16 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 Parcel 17 which is improved
with a parking lot. There appears to be a large surface parking area that could be re-worked into one or
more parking structures on Parcel 17 so some of the surface area currently used for parking could be
built out as housing. There is also a water feature on Parcel 17. If the Parcel 17 is found suitable, the
owner of Parcel 17 should be advised that the addition of housing on Parcel 17 might be possible.
Feasible
6. Parcel 12 (SWC Birch and Von Karman) is a hotel on its own parcel and does not appear to have a
likely housing site. Infeasible
7. Parcels 37-42 is the Uptown Newport development that is zoned for housing. If found to be suitable,
the owner of that project should be made aware of the possibility of adding more housing density to this
already zoned Parcel. Feasible
8. Parcels 43-69 are the so-Đalled Koll OffiĐe CoŶdo’s ;“EC Caŵpus aŶd VoŶ KarŵaŶͿ aŶd due to ŵultiple
ownerships of the condo units, and the lack of a sizable land area where housing could be placed (even
if the requisite number of the owners would agree to such a use), this block is viewed as very unlikely as
a housing site. Infeasible
9. Parcel 70 is the Orange County Superior Court site. This site is 7.78 acres and it looks like at least 5
acres of which is a surface parking lot. The parking could remain (whether below grade and/or at grade)
and housing could be built above the parking lot so that the operations of the Court would not be
affected (but for some inconvenience during the construction period). This is a significant site so a
contact should be made perhaps starting at the City Council/Board of Supervisors levels. Might as well
start where the decision will likely be made. Feasible
10. Parcel 71-76 looks to be small office buildings with a common parking lot. Due to the number of
building owners, this area does not look to be a feasible housing site. Infeasible
11. Parcels 77-78 are owned by Hoag. Staff has informed the Subcommittee that UCI will be building a
major medical facilities and a hospital across the Jamboree (in Irvine). It is likely that this Parcel will be
used by Hoag to complement the UCI medical facilities, but it is possible that Hoag may consider
workforce housing. A letter should ďe seŶt to Hoag to ĐoŶfirŵ Hoag’s loŶg-term plans for those Parcels.
Potentially Feasible
12. Parcels 79-80 are small commercial retail buildings operated by national food and beverage
companies and probably not likely to be housing sites; however, the sites could be combined so if found
suitable the owners should be contacted about their thoughts on a re-use of those properties for
housing. Potentially Feasible
13. Parcel 81 is an older office building adjacent to Uptown Newport. The Owner has been in contact
with the City about redeveloping the site for housing. Staff has indicated that it would be easiest to
annex the property into the Uptown Newport Planned Community so that will be looked at if the Parcel
is found to be suitable. The City should seek confirmation that the owner would consider a change in
land use to housing. Feasible
14. Parcel 82 is an office condo building with multiple owners. Due to multiple owners, this site does
not appear to be a feasible housing site. Infeasible
15. Parcels 19-20 and Parcels 25-27 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 Parcel 31 which is improved
Housing Element Update Advisory Committee - February 17, 2021 Item No. V(a) - Attachment 2b Subcommittee Progress Reports
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in large part with a parking lot. Parcel 31 was the location of a proposed project formerly called the Koll
Residences which contemplated ͞iŶfill housiŶg͟ ;Ŷot ͞replaĐeŵeŶt housiŶg͟Ϳ under the Airport Area
provisions of the 2006 General Plan. An application has been filed with the City by TPG (KCN)
Acquisitions LLC for a new design of a 312-unit residential project on Parcel 31. This filing should be
sufficient evidence of the desire of the owner to use Parcel 31 for housing. Feasible
16. The remaining Parcels in the area encircled by MacArthur, Jamboree, Campus and Von Karman
(Parcels 21-24, 28-30, 34-36 and 83 (which appears to house numerous office condos)) 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 lots on Parcels 18 and 32 and/or the parking structure
on Parcel 33. There is also a water feature on Parcel 32. It appears that in fill housing could fit on some
of the parking areas or even the possibility of re-working the parking structure on Parcel 33. If suitable,
the owners of Parcels 18, 32 and 33 should be advised that the addition of housing on those Parcels
might be possible. Feasible
Housing Element Update Advisory Committee - February 17, 2021 Item No. V(a) - Attachment 2b Subcommittee Progress Reports
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Airport_Area_Parcel_Inventory_East_Macarthur.mxd
0 550275
FeetI
City of Newport Beach
GIS Division
July 09, 2020
Ownership Inventory
Airport Area - East of MacArthur
Housing Element Update Advisory Committee - February 17, 2021 Item No. V(a) - Attachment 2b Subcommittee Progress Reports