HomeMy WebLinkAbout5a_Attachment 2 - Final Subcommittee Memoranda1
Housing Element Sites Subcommittee - - Remainder of Town
Sites Reviewed in Zoom Meeting
October 20, 2020
Revised as of March 12, 2021
Subcommittee Members Present: Selich, Stevens & Tucker
Staff Members Present: Campbell & Zdeba
Note: NBGIS Staff prepared three Ownership Inventory Maps, identified as Map 1, Map 2 and Map 3
which are attached. Each of these 3 maps shows a number of Parcels, each of which is designated with
a Parcel number. References to Parcel numbers referred to in Paragraphs 2-47 below correspond to the
numbers assigned to each Parcel on the Ownership Inventory Maps. Additional maps used in this
Report are described in Paragraph 1 below and also used in Paragraphs 48 and 49 below.
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 adding to the Sites Inventory
form after receiving public input.
1. All sites that were listed on Table H32 (attached) in the Sites Analysis and Inventory Summary of the
5th Cycle Housing Element (2014-2029) that have not been developed or are not expected to be
occupiable by June 30, 2021, are still candidates for housing in the 6th Cycle. Attached are 5 additional
maps (identified as Map 1, 2, 3, 4 and 5 ͞of 5͟Ϳ that specifically delineate those Parcels from the 5th Cycle
Housing Element which have been completed or are under construction and expected to be occupiable
by June 30, 2021. The remaining parcels from the 5th Cycle which have not been completed or are not
expected to be occupiable by June 30, 2021 continue to be deemed feasible for the 6th Cycle. 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
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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
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 Inn͟ ;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. Parcel 26 is the Newport Beach 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
16. Parcels 36 and 39 is the Newport Beach Country Club. Parcel 36 is primarily a golf course, with a
Clubhouse and related supporting uses, and is deemed Infeasible. Parcel 39 is a large parking field that
Housing Element Update Advisory Committee - March 31, 2021 Item No. V(a) - Attachment 2
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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
17. Parcel 37 is Armstrong Nursery. Given the nature of the building improvements, the site could 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
18. 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
19. 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
20. 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
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 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
22. 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
23. Parcel 30 is a small irregularly shaped parcel improved with an office building overlooking Newport
Beach Country Club. Infeasible
24. 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
25. 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
26. Parcel 30 is a newer office building and its parking structure and is somewhat irregularly shaped and
not large enough to justify modifications that would be needed for housing. Infeasible
27. Parcel 31 is an approved senior housing project and therefore is deemed Feasible.
28. 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
29. 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
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30. 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
31.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
32. 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
33. 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
34. County Bus Depot is located on Parcel 107. The Parcel is irregular in shape, serves an important
public purpose and is not likely to be changed during the 6th Cycle. Infeasible
35. 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)
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
36. 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
37. 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
38. 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
39. 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
40.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
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41. 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
42. 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.
43. 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
44. 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
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
45. Parcels 125 and 126 are improved with Churches but are smaller Parcels with a narrow
configuration. Infeasible
46. 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
47. 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
48. Parcel H92 (at Map 5 of 5) is a City owned parking lot contiguous to extension of Avon Street East of
Tustin Ave. While the site is in a parking constrained area and the City will probably want to maintain
flexibility to continue a parking use of the property, it is possible that the parking use could be retained
and housing added above. Potentially Feasible
49. Parcels H98, H99 and H100 (of Map 5 of 5) includes the Balboa Marina parking lot owned by the
Irvine Company. While the site is somewhat narrowly configured and the existing parking use would
need to remain, it is possible that some housing could fit on the site. If found suitable, the owner of the
property should be advised that a land use change to allow housing might be possible. Potentially
Feasible
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Housing Element Update Advisory Committee - March 31, 2021 Item No. V(a) - Attachment 2 Final Subcommittee Memoranda
Housing Element Update Advisory Committee - March 31, 2021 Item No. V(a) - Attachment 2
Final Subcommittee Memoranda
Housing Element Update Advisory Committee - March 31, 2021 Item No. V(a) - Attachment 2
Final Subcommittee Memoranda
Housing Element Update Advisory Committee - March 31, 2021 Item No. V(a) - Attachment 2
Final Subcommittee Memoranda
Completed
Lido Villas 34 units
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City of Newport Beach
GIS Division
January 26, 2021
Map 1 of 5 Lido Marina Village
Housing Element Sites Inventory(H01 - H10)
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Housing Element Update Advisory Committee - March 31, 2021 Item No. V(a) - Attachment 2
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Rhine
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HU_2_Cannery_Village.mxd
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City of Newport Beach
GIS Division
January 26, 2021
Cannery Village
Housing Element Sites Inventory
Map 2 of 5
(H11 - H50)
Completed
Live-Work Lofts 2 units
Under Construction
Ullman Sail Lofts 4 units
Housing Element Update Advisory Committee - March 31, 2021 Item No. V(a) - Attachment 2
Final Subcommittee Memoranda
Completed
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HU_3_McFadden_Square.mxd
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City of Newport Beach
GIS Division
January 26, 2021
McFadden Square
Housing Element Sites Inventory
Map 3 of 5
(H51 - H59)
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Under Construction
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HU_4_Balboa_Village.mxd
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City of Newport Beach
GIS Division
January 26, 2021
Balboa Village
Housing Element Sites Inventory
Map 4 of 5
(H60 - H66)
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Final Subcommittee Memoranda
Entitlement Pending
Newport Village 14 Condos 108 Apts
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HU_5_Mariners_Mile.mxd
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City of Newport Beach
GIS Division
January 26, 2021
Mariners' Mile
Housing Element Sites Inventory
Map 5 of 5
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Housing Element Update Advisory Committee - March 31, 2021 Item No. V(a) - Attachment 2
Final Subcommittee Memoranda
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Housing Element Sites Subcommittee - - West Newport Mesa Area
Sites Reviewed in Zoom Meeting
October 1, 2020
Revised as of February 8, 2021
Housing Element Sites Subcommittee
West Newport Mesa Area
Subcommittee Members Present: Selich, Kiley, & LePastrier
Also Present: Committee Chair 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. The committee organized the parcels in
groups reflective of their characteristics. References to Groups and 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 and
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.
The subcommittee discussed the need to preserve opportunities for smaller scale
industrial and service businesses in the City overall, and in the West Newport Mesa in
particular. Areas 8, 9, 10, 11, & 12, are characterized by smaller parcels with smaller
scale buildings. Due to the varying conditions and constraints of these smaller parcels
the subcommittee decided to recommend a zoning overlay concept with the thought that
some but not all will convert to residential. The subcommittee feels that it is important to
not convert everything to residential in order to have a city with a well-balanced land use
plan.
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Before any property owners are contacted, the Full Committee, after public input, would
have to find that housing on a Parcel would be a suitable use.
1.Newport Health Care – Fairly recent construction as an Industrial Research
property converted to medical office use. Parking areas not suitable for
conversion to residential. - Infeasible
2.Ebb Tide – Recent construction as small lot single family. - Infeasible
3.Road & Track – Being converted to private school offices. - Infeasible
4.Coastline College – Building and parking lot configuration do not present the
opportunity for any conversion to residential. - Infeasible
5.School – Private school; not suitable for conversion of any part to residential. -
Infeasible
6.Utilities Yard / City Yard – These parcels are owned by the City. Parcels have
some older structures that can be replaced if both yards are consolidated or
partially used for residential. Constraints include the water reservoir, water
treatment facilities, and communications tower on the Utilities Yard parcel and
the trash transfer station on the City Yard parcel. Most likely candidate is the
eastern portion of the Utilities Yard for an affordable residential project. City
Council needs to study feasibility. – Potentially Feasible
7.M.H. (Mobile Home Parks) – Four Mobile Home park sites of approximately 167
units. Conversion to residential would yield a potential 501 units. HCD “No net
loss” requirements would drop potential eligible units to 334. - Feasible
8.Area 1-Map ID #’s: Misc. Residential – Mostly existing residential not suitable for
redevelopment. One new commercial property not suitable for redevelopment
and one site owned by the City lease to a private school also not suitable for
redevelopment. - Infeasible
9.Area 2-Map ID #’s: 11, 13, 14, 44 – Middle aged office buildings across from
hospital with high demand for medical office use. – 11 and 13 Potentially
Feasible; 14 and 44 Infeasible.
10. Area 3-Map ID #’s: 12, 41, 42, 49 - Medical office buildings and congregate care
across facilities across from hospital with high demand for medical office use. -
Infeasible
Housing Element Update Advisory Committee - March 31, 2021 Item No. V(a) - Attachment 2
Final Subcommittee Memoranda
3
11. Area 4-Map ID #’s: Misc. Residential. – Mixture of various residential uses on
small parcels. - Infeasible
12. Area 5-Map ID #’s: 3, 39, 48, 117, 124, 228 - Mixture of residential and small
office parcels not suitable for redevelopment. - Infeasible
13. Area 6-Map ID #’s: 74, 122 – Residential uses not suitable for redevelopment. -
Infeasible
14. Area 7-Map ID #’s: 24, 40 – Parcel 40 is Congregate Care – Infeasible
Parcel 24 is tilt up industrial with potential for redevelopment – Potentially
Feasible
15. Area 8-Map ID #’s: 17, 51 – Two larger parcels (for this area) with
Middle age industrial buildings. Potentially re-developable as residential
individually or by combining parcels with a zoning overlay. - Potentially Feasible
16. Area 9-Map ID #’s: 2, 10, 23 - Three parcels, one larger (for this area), with
Middle age industrial buildings. Potentially re-developable as residential
individually or by combining parcels with a zoning overlay. - Potentially Feasible
17. Area 10-Map ID #’s: 5, 6, 7, 9, 18, 19, 20, 21, 22, 26, 28, 29, 31, 32, 33, 34, 36,
37, 46, 47, 53, 55, 60, 61, 227 –
Parcels 55 & 61 are older low density residential under one ownership feasible
for redevelopment – Feasible
Remainder parcels are small middle aged mostly tilt up construction industrial
buildings that are infeasible on their own but potentially feasible with a zoning
overlay. - Potentially Feasible
18. Area 11-Map ID #’s: 4, 16 - Two parcels with middle age industrial buildings.
Potentially re-developable as residential individually or by combining parcels. -
Potentially Feasible
19. Area 12-Map ID #’s: 50, 59 - Two parcels with middle age industrial buildings.
Potentially re-developable as residential individually or by combining parcels. -
Potentially Feasible
Housing Element Update Advisory Committee - March 31, 2021 Item No. V(a) - Attachment 2
Final Subcommittee Memoranda
Housing Element Update Advisory Committee - March 31, 2021 Item No. V(a) - Attachment 2
Final Subcommittee Memoranda
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!96
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Sunset Ridge Park
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West_Newport_Mesa_Inventory.mxd
0 590295
FeetI
City of Newport BeachGIS DivisionJuly 28, 2020
Ownership InventoryWest Newport Mesa
83
NOTE: This map is provided for reference, so that
the individual parcel numbers can be seen, as they
are difficult to read on the preceding map.
Housing Element Update Advisory Committee - March 31, 2021 Item No. V(a) - Attachment 2
Final Subcommittee Memoranda